I suppose if the #'s worked with all expenses included it wouldn't matter much,and I'm pretty sure loan insurance drops after 5 years as well. thanks again think i will look into them some more.

I think If you find a way to lower your expenses you will essentially have more money to do flips.

I live in the Coral Springs area and I've seen a lot of multi family for sale from investors but the properties are over priced and after all expenses I'll have negative cash flow.

Working 2 jobs, I recently got engaged so were saving to buy our own house (duplex) on tops of wedding expenses.  

However, a jury trial is a lot of work and expensive for both parties, so what will likely happen is you'll go to the next court date and the tenant will waive the jury trial and switch back to a bench trial (where the judge makes the decision). 

Gross, expenses, deferred maintenance, NOI.

Most of what I've seen in Rutherford is fairly expensive and Glen Ridge does not have many multi-family, but if you can find a deal in either of those areas..

I'm looking for less expensive areas outside of CA.  

(Basically, where do investors like myself that live in expensive CA, focus on to start growing our portfolio by investing out of state?

Once the wet stuff is gone you can use a dehumidifier, run the ac ( expensive w/o insulation, but what are you going to do) or even box fans to dry out the framing.