All 4 units completely remodeled, new roof, new plumbing, new electric, new windows.

All 4 units completely remodeled, new roof, new plumbing, new electric, new windows.

So a 100 unit apartment will be $25-30k to ensure you have money to fix big ticket items such as roof, HVAC, etc.And I'm not talking about the capex to fix deferred maintenance or to upgrade your property to match the surrounding comps.

Regardless, even when I included insurance, the total expenses were about 33%, but I usually make my operating expenses at the industry average of 45% and that assures me I've got things covered. 

It is a hoarder house with 6 ft hole in roof.

Let me first provide a little context on where we are at with the deal and the overall condition of the property.My intention: Primary residence- 2 yrs, then rentalLocation: Denver, CO (Very high growth neighborhood, this deal was almost all dumb luck...)Condition: House is B Class, recently remodeled, 3br, 2ba, huge yard, carport, shed, new roof, everything about this house is above and beyond what I consider move in ready.Asking price:  $399,000Days on Market: 27My Offer: $375,00 (Accepted)Contingencies: Inspection, Appraisal and Seller allowed to live in the property for 9 months after closing while new build is being completed.The seller is in a position where they need capital to finance and complete the build that has already broken ground on their new home. 

Go luxury sooner, so your commissions are higher than the sub-$300k stuff that a lot of Realtors are more comfortable doing and if you land a big listing, you could always partner with another more successful luxury Realtor who would be happy to co-list and cover the cost of the luxury marketing if you're bringing the listing to the table...Hope this helps! 

I have people that run it down to lightbulbs, each light switch and outlet cover is counted and figured in to their analysis. 17 pages of SKU numbers from Home Depot or Lowes, who they are having lay carpet and the cost they are paying.

Yes you have 1 roof (maybe), but you still have 2x the tenants and 2x the toilets and all the responsibility for the 3am phone calls....

Second, there are 50 states in the United States and EVERY state has different laws so there is no way for one "simple" system to cover all 50 states, all types of sales, all types of financing.