it's obviously good to know so you have all the capital prepared for closing and I want to be prepared to spend more than I expect.but what exactly do you include in your assessments of ROI and yearly profits?

Only take it out when a tenant moves out and you assess them damages and that money is used to then pay for the damages.

(Now I have $4.5k on the table)Then the new Tax Assessment more than tripled taking a lot of their rental income.

That at least translates into spending HOA money and perhaps a special assessment.

@Mike HurneyGave me some great advice on them.We assessed several as my new hvac guy installs them.

That said, you need to be careful with certain areas, and certainly check the 2014 tax assessment since they had a big reassessment this last year.

I'm not saying RE investors are inherently bad, I'm saying there is nobody, in many cases, not all cases, that can assess risk properly.By the way, this new law applies to the "issuer" of the security, not simply licensed brokers.

I think my experience gives me a better assessment of the property than the average investor or BPO agent that the bank is using.

A general tool is Gross Rent Multiplier (GRM), not very precise but handy when doing a quick value assessment.

That means a special assessment on HOA fees is around the corner.All this to say, try to run your numbers with best/worst case scenarios and maybe try to negotiate an even lower purchase price.