@Jennifer Rysdam Unless a client is doing 100+ deals per year, the 'volume' factor is meaningless because I can't cost-effectively automate any processes to reduce my costs/time.

Sub2 usually has reduced closing costs and requires no down-payment (assuming you negotiate well).

A good agent should be proactively prospecting to find business.

Things will break while someone is there and a poor response to their request can reduce the amount of people wanting to rent there.

"If you reduce the price on the 4plex by X so i can come up with the cash fast, you can bump the rate up to Y and add Z years to the term .. which will net you an additional $XYZ over the course of the loan"  Start low and long with the rate and term, especially if he's not budging on the overall price much!

I also like brick houses and harden them with vinyl plank flooring so that damage is reduced at turnovers.

Low down payments will result in higher mortgage payments and thereby reduce your potential cash flow.For example using your numbers:Income = $3,075 mo.Operating Expenses =$1,122.75 mo.

Quote from @Eric Rich: If you borrow against the equity, that will be another monthly payment and reduces cashflow.

Depending on companies involved, I have seen a vacant policy providing more coverage than a standard policy that the coverage has reduced due to vacancy. 

Do it properly to start with to reduce nightmares down the road.