Unless prices have gone up considerably in the past couple years, in Baltimore, you shouldn't be paying more than about $200-220 per square for tear off and replace with standard 25 year 3-tab shingle (assuming one layer to tear off).

Ignore the listing price except as a guide for the likelihood of getting an accepted offer.In this case, since you mention ARV and not rent, I assume you mean a fix and flip

Assume Short Sale.

The buyer backs out and looks for another house, leaving the investor (seller) scrambling with increased holding costs.So, any house I plan to re-sell I immediately assume that FHA & VA financing for a buyer will not be an option.

These were SFHs with assumable mortgages (available way back then).

Even if you optimistically assume an NOI of 60% of rent (i.e., expenses, vacancy and capital expenditures are no more than 40% of rent), then at a 10 GRM, your NOI is 6% of the price per year.

That would be correct Bob, assuming your expenses were 50%.

If you are planning on having the property for 6 months or less the points is all that really matters (assuming the interest isn't ridiculous - 20%+)

Thank you Mark,Are rents able to be adjusted to cover the cash flow of a mortgage, insurance, and other fee'sWhen i was looking at some four plexes the rents seemed to low to cover the expenses, but that was a year ago, I assume maybe the values have dropped.

I'm assuming Alabama comes up as the first on the list, and just shows up when people forget to choose their state (which seems to happen a lot, even when they put the state in the title of their post).