Now, minus 5% of your rent for vacancies, minus another 5% of total rent for minor expenses (painting in b/n tenants/toilet that keeps running/broken fan/etc.), minus 5-7% (depending on age of Home and realistic list of when major items need to be replaced) of total rent to account for major expenses (CAPEX), and finally minus 10% of your rent for property Mgmt because eventually you will be deployed or stationed somewhere where you realistically do not have the time to manage the property on your own.

@Roy N. 

All fix n flip except for 1 fourplex I purchased to hold. 

For a fix n flip usually the loans are 1 yr term 8-12% interest only.

At this value-ratio, it's not self-sustainable (for buy-n-hold).

At investor down payment and conventionally financed a buy n hold can cash flow in San Diego (aided by our higher rents) at 0.7%.  

I wasn't thinking n let me loan guy talk me into it.

Thanks @Roy N. enclosure might be the right direction.

I'm free after 3pm wednesday or all day thursday n friday.  

Be sure to check out the Rock N' Roll Hall of Fame and University Circle.