There's been quite a bit of cap ex as well as a recent $2,000 assessment per owner to begin a rebuild of the exterior steps at the complex.  

Maybe the rest of your competition is looking for $1000/month, but you're okay with $900 - suddenly, more options open up for you, and your competition goes down comparatively.You can get more specific with particular features of the house - has to be built after a certain year, have X amount of rooms, X amount of bathrooms per bedroom, X amount of square feet, etc. 

SBA 10% down, conventional 25%.Will go higher than the 12 years, if the market is underserved and we can raise rents, or if there is land to expand.Most people use CAP rates, I'll let them chime in, with their financial targets.Involvement- you will need boots on the ground to service the facility. 

@Jacob TroganI'm in tx looking at my first single family home for my first investment Trying to stay under 250k preferably around 200 but even then I've been looking and searching on MLS, zillow, realtor, running the numbers and hardly anything cashflows, I'm taking cap-Ex,vacancies,maintenance,management,taxes mortgage insurance since I'll be using fha, and I surely endup with either 100 in cashflow or negative cashflow 1 out of 100 properties brings me at most 100 in cashflow, bit there's hardly any homes!

It appears as though the current cap rate is 7% and the projected cap rate could be around 8.4%.

It will need Cap-Ex sooner or later, so BRRRR would be the ideal approach here; I'm approved for a conventional loan, but could start applying in earnest for a bank loan, or possibly pursue an option I have to partner up to make a cash offer (this deal is right around that 100k mark where my lender would only reluctantly do such a small conventional loan...another reason BRRRR is appealing).

That capital goes much farther here so its driven the prices up and cap rates down.

KVCore has a chat feature for support that can help you with the configuration once you determine the rules for your state.

Below is a screenshot of the model results but see below for a break out of the assumptions:Purchase price = List price (room for negotiation)Closing Costs = Estimate from lenderDown Payment = requirement from lender @ 25%Interest rate = rate offered on a two unit rental from lender Total rents/Month = current rents in place (room to raise based on market) Property taxes, Insurance, Water/Sewer, Trash removal = all reflect actual amounts paid by current ownerVacancy rate = 10% of gross rent  Cap Ex = 5% of gross rentMaintenance & Repairs = 5% of gross rentMonthly free cash flow = $155Total ROI = 7.14%My question is simple, do you think this is a good deal?

Here is the situation:Property A:4-unitsCurrent gross monthly rent: $2800Reasonable monthly rent projection: $3000-3200Asking price: $305kProperty B:5-unitsCurrent gross monthly rent: $3295Reasonable monthly rent projection: $3550 - 3800Asking price: $360kBoth properties are at ~8% cap at these asking prices.Seller owns both properties free & clear and lives next door to Property A.