Everything was set up on individual utilities (great for preventing utility disputes)Each unit will need approximately 20k in repairs, and new floor plans (this is a big project but we knew that going in).  

You can't prevent a holdover but you can make it their problem to vacate the unit.

Therefore, no system replacement costs are included.Fire sprinklers can be supplied by a separate water connection, with a toilet connected to the end of sprinkler piping to ensure that the piping is occasionally purged by flushing the toilet to prevent stagnant water.

This type of investor was rooted in buy and hold needed for me to build his trust to get into more active projects..so we would meet every couple months and I would keep him up to date on projects, experience, provide deal numbers, talk real estate strategies, etc.

What can I do to prevent this from happening?

Parking area, new Business Sign, Trees and roots around the house, Fence around the property. 10-15kInternal Repairs and Maintenance: HVAC, Plumbing, Stairs, Carpet, Walls. 10-15kUnexpected: 10kUtilities( No immediate additional expenses)Management Fees ( No immediate additional expenses)Below is the formula I'm planning to use to calculate an initial offer.

I focus my efforts almost exclusively on SF now as I know the market fairly well, I have roots here, and Minh Le opened my eyes to all the possibilities.

I should be looking more at getting my feet wet but if I can prevent payments to PMI, ideally, I'd like to go that route.

My husband makes almost $20,000 a month and we have no problem meeting our bills and because of who or what we once were may prevent me from providing a nice home from my children and essentially screw yourself on guaranteed money on time for the lease term.

How much would the portfolio likely cash flow under these terms, rental income, and expenses (not using 50% rule or 1% rule or any other garbage rules of thumb, but honest to goodness grass roots analysis of all the individual factors backed by actuals or close market comparables for all of these properties before slapping down $2.5M)?