Water bill looks very low for a 16 family and you will see higher expenses.

With an FHA loan and first time homebuyer credits, your out of pocket cost to buy will be surprisingly low.

This way you can get rid of low quality tenants quickly instead of riding out a year lease/evictions.

It's pretty easy to see areas that consistently get high rents and bad areas that get low rents.

You need to work with experienced local pros, if the margin is low. 

Relocate the light boxes toward the ceiling to add hidden lighting accents.

Here's my dilemma - Looking strictly at cash on cash, it's quite low, and it'll take 10 years to get my money back.

Great way to start is here in BP Kevin, the forums shine a lot of light in REI.

I also own all of my vehicles so I have no car payments and low insurance.

Equivalently, it is the discount rate at which the net present value of future cash flows is equal to the initial investment, and it is also the discount rate at which the total present value of costs (negative cash flows) equals the total present value of the benefits (positive cash flows).Can you shed some light on how you calculate the IRR for your rentals?