You also have to subtract closing costs from the $60,000 figure, I forgot about those but between the sale and the loan closing costs, appraisal inspection and survey fees, that's a few thousand dollars in expenses too.

The taxes and assessment are about 400, if there are any other fees or management costs it may be at best a break-even deal, because I see 850-900 in expenses right now without digging. 

Some are pretty inexpensive and might be $400-$600 a year.Check with the current owner and see if they have a current lease agreement with the tenant and when that expires.

If you analyze 20-50 properties in a certain market you'll start to see a trend in expenses per unit. 

check downspouts to make sure not blocked and running into foundation.make sure all grade is sloped away from foundation for at least 6'sometimes the fix is fairly inexpensive to correct from outside.is the crawl space vented?

Relatively inexpensive. 

But, you actually have 100% vacancy on that unit, so that's another $950/month in expenses.

i am looking at a 16,470 sqft office building asking 4.4m online broker emailed me at 4.9m, its fully occupied with leases until 2022 , i feel its worth 3.9m but having a hard time finding comps. the proforma states 442900 gross income 167975 in expenses,i know i know not to base off the proforma ive requested to see the actual p&l maintenance records and such before i move further. just wanted some more advise on what to look for, ask broker info i shuld get before continuing to walk through or even have inspected i already have a property in same town for 16 years im very comfortable with the area. this is looking to be my first investment to add to the other properties i inherited. i went to real estate full time not too long ago sold my business of 16 years took the plunge into real estate full on an am loving itthank you

On an annual basis its very inexpensive and the education opportunity is huge.   

I doubt the validity of this method but opted to attend because it was local, relatively inexpensive and creative enough to spark my interest.