Prob same for insurance.---* If this wasn't an A area I'd flip it, but do things change in A areas? 

In my mind:Seller wants $250kOffer $225k 20% down7% interest only on the remaining $180k2yr ballonPayment is roughly $1,080 interest$12,960yr x 2 = 25,920 + $225,000 = $250,920Gross rental income is $3,050Minus my management, taxes, insurance, etc... stillWould roughly put me at $1,300-1,400 positiveAm I on the right path or where can I tweak things?

I'm looking for a reliable, reasonably priced contractor(s) in most areas, you know your typical electrical, plumbing, HVAC, interior finishes, etc.Any recommendations are welcome as I'm looking to overhaul my contractor contact list as I move on to my next investment.

I can’t remember the ridiculous numbers exactly but it built a 16-17 story building in just a couple weeks or less.As a very forward preparing GC, we are getting ready and prepared to be sensor installers (plumbing pipes, wood rot detection, foundation shift, etc etc.).

Other than the repairs in my OP, it needs replacements for kitchen cabinets, laminate countertops, sinks & the plumbing that comes with them, and drywall/plaster.

In regards to estate planning and assisted living, my mom is considering long-term care insurance to help with her living costs once she retires. 

The issue is it needs gutted , It has water damaged where plumbing line burst and house was vacant at the time.

2) Is the insurance you have in there based on quotes?

Deal seems to cash flow less and less the more I look into it.Rents(under market due to older but decent kitchens and bathrooms): $4,250 total.Mortgage payments including insurance and taxes (earthquake insurance): $2,800 a month.Reserves $800 a month.Water/sewer/garbage: $500 a month proforma...Law mowing: $200 a month.

For example, management not treating tenants in an ethical way (not repairing air conditioning when they were supposed to, or not repairing plumbing or other major issues in a timely manner.)I've also heard some stories of success too, so I say be very cautious.