They will need to figure out the security deposit themselves.I advocate not getting involved in tenant interactions.

(maybe $5k a year)  Water/other utilities - ?

Utilize BP,Amazing People and Great Knowledge Here.

(squeeze pages, marketing, buyer's and seller's lists, repair estimates, a CRM, and all that other stuff you can't live without)... which by the way also interacts seamlessly, I have used Greg Clement's product, Realeflow, for years...

I know zoning, utilities on site, wooded/clear lot, location, ect. all plays a part in value but not sure where to start and I know tax assessors evaluations can be far off.I'm an open-minded kind of guy and even though this isn't necessarily what I targeted, if there's an opportunity..

Separate utilities, laundry and each has a one car garage with individual access.

My bank will not provide a loan without verification that all the utilities in the given property are functional.

My dad lives nearby though and is interested in real estate as well so he would be my boots on the ground.Here are their numbers:Rent: 14,250.00 monthTaxes: 15,300 yearInsurance: 6,800 yearManagement: 8%Maintenance: 13,000 yearUtilities: 3,600 year (they say tenant pays utilities so not sure what this is)Lawn: 900 yearPest Control: 600 yearLegal: 600 yearVacancy: 10%I also assumed 5% for Cap Ex… not sure if that is a good number?

The current owner is shopping it around for 1.35m (7cap) and the proforma numbers are as followed: ANNUALIZED INCOMEActual MarketGross Potential Rent $191,639 Less: Vacancy ($5,749) Effective Gross Income $185,890 Less: Expenses ($91,497) Net Operating Income $94,393 Debt Service ($65,592) Net Cash Flow after Debt Service $28,801 Principal Reduction $17,403Total Return $46,204 ANNUALIZED EXPENSESActual MarketProperty Management Fee $9,582 Replacement Reserves $5,250 Building Insurance $6,712 Maintenance $12,560 Taxes - Real Estate $36,296 (37220 w/o exception)Utility - Electricity $2,453 Utility - Gas $12,369Utility - Water/Sewer $6,275 Total Expenses $91,497 Expenses Per RSF $8.39 Expenses Per Unit $4,357I did some additional digging and found that they offer Wi-Fi for the building (I talked to a rep and said providing service for a building that size should run 285 a month) and the trash was left off which runs about 285/month.

You could be too serious or direct when you are interacting with people.