. - rental area with other multi units around and older low end houses)I figured 10% vacancy rate, taxes, insurance, repairs, accounting, supplies, lawn care and pest control and came up with 6230 annual income at 95Kabove expenses were kept to a minimum because we tend to do most work ourselves still.I guess I'm looking for feedback on wether I'm thinking right on this deal.Currently we own several SF homes and some Commercial - this is my first shot at a 4 plex.Any help or advice would be greatly appreciated!

When you take control of your own deal flow, you remove the artificial barriers to entry that brokers force you into.  

Annual maintenance (lawn/snow/common area cleaning/etc): $4,500/year4.

You left out 3 important expense items:Vacancy rate 10%PM 10%CapEx 10%Also you need to account for other miscellaneous expenses such as;  Lawn care/Snow removal, pest control, legal, accounting, marketing, etc.  

For the last two months before the auction the owners ran a lawn sprinkler in the attic because they were so mad about the foreclosure. 

I am generally not happy with how it has gone- but not unhappy enough to justify action.I was through the house for an appraisal the other day and found they have two cats (not supposed to have pets), they had a campfire in the middle of the back lawn, and there is misc crap around the property.I am pretty upset, but don't think it is bad enough to eat the costs associated with eviction and replacing the tenants.  

That may sound like a huge, but try taking the risks of flipping a property don't know the history of and you'll see that financing, buying, holding (taxes, insurance, utils, lawn care, etc.), repairs, the inevitable gotchas, selling (realtor, closing costs) eat most of that margin up.

Example: Perhaps instead of reseeding the lawn, look at just killing the weeds.  

The association fee of $100 covers lawn care, snow removal, and exterior hazard insurance. 

@Liam Goble  (sorry, the @ key function is not working for me... nothing popping up to link to your name).Snow removal - owner pays (I included in my line for maintenance, as well as trash and lawn care).