So yes, this will cut your expenses for routine maintenance.

I love Portland and understand their sales prices relative to the rest of the country.When I flip, I like to look for a min 35% return on my capital after expenses.

It's not that expensive.  

DC is an expensive market to start in.  

Frank used lot rent (not home rent) and used 40% expense ratio (0.6) which gives a reasonably low offer price.  

The current landlord has minimum expenses, and is treating the billboard as traditional commercial real estate evaluation.

I live in the very expensive Brooklyn/NYC market.

That makes your self-directed IRA investment passive (as it must be, under IRS regulations) but also lets your LLC handle the management expenses and receive a management fee to augment cash flows.  

I personally find Richmond too expensive to get any decent cap rate buy and holds without some aggressive tactics.

Has anyone had luck finding a insurance provider that offer any type of coverage to help with the replacement cost of expensive items such as A/C units or boilers?