I had years of no job and giant negative tax returns.

.- I'm a buy and hold investor, usually hold for 20+ years.- Being paid off and after all expenses, cashflow is $2,308/month.Here are Investment Returns after calculating rents; taxes; insurance; capex; maintenance etc.The columns are: Year 1, 2, 3, 5, 10, 20, and Year 30. 

I used my usual hard $$$ lady so I could do a 20 day close (which is how I got the deal, they needed out fast) and I was able to finsh my rehab and get it rented out under my time frame and under budget.

Public transportation like you describe coming in 3.5 years almost always raises property values and usually greatly increases rental profits and stability therefore resale value.

Although there is a constant negative population trend out of Illinois, I have experienced steady appreciation and rent stability in my Chicago suburban market.  

This usually gives you a pretty clear picture of value, and you can infer the value of the subject property by adjusting for differences between it and the comparable properties (called adjustments). 

This means we need to put in money and therefore would have negative cash flow for a period of time. 

Usually with that many rooms you will need two mini splits.

@Lexi Teifke - As always, the theory like the theory, but in practice is what counts.The internal rate of return hurts my brain just to read the definition, never mind calculating it: internal rate of return on an investment or project is the "annualized effective compounded return rate" or rate of return that sets the net present value of all cash flows (both positive and negative) from the investment equal to zero.

The common denominator for 'complaints' (though they didn't negatively affect the reviews) was the neighborhood being sketchy.