She charged cost plus which I’m normally very skeptical off; cost plus contracts are the most heavily abused contracts.

She didn’t call back.Long story short I call back today and find out the homeowner has been leaning toward selling since the property hasn’t rented (needs updating) but they received a rental app yesterday :)The original homes are comping at $250K-$300K with updated homes nextdoor comping at $575-$675.The agent said she would present the offer to her client, but she thinks he’s leaning heavily toward renting it another year and will allow him to pay some debt.Do you know of a creative approach to tie up the property now and make it a win/win..?

Tell him you plan to renovate his unit and won't be renewing in 10-months, --so it'd be heavily in his best interest to leave now vs. 10 months.   

Here in Illinois we are an attorney close state, so I leaned heavily on my attorneys early on to get this info.

Account Closed I'm maxing out on the pre-tax contribution amount every year, my employer matches 5% of my pay contribution, the markets would have to have an average loss of -15% every year for the next 25 years for me to end up with a balance that consist of just my payroll contributions.I think those numbers on the charts you're listing are for people working low wage jobs and probably contributing a few hundred dollars a month to their 401K plans, in that scenario putting 200-300 dollars a month away is something that will help but probably not going to be enough to live on in retirement.Like many have mentioned on here you have to be diversified with Real Estate and various aspects of the financial markets, If you're heavily positioned in one market or the other with no diversification you'll end up in the average pool of investors.

Don't purchase investment property in a heavily regulated, tenant-friendly leftist state like the People's Republik of Kalifornia.2.

So any type of questionable or marginal loan they like to CYA heavily.

The answer to this question depends heavily on that.

Focusing on maximizing IRR instead of other metrics has heavily influenced my priorities.To answer your main question directly, I am able to get 10-15% IRR on standard 25% down purchases, and 50-70% IRR on owner-occupied 5% down purchases (where I have to move into one of the units).

@Glenn Jubildo I would be hesitant to rely heavily on the contractor's estimate of ARV.