I'm struggling with the store front.  

I'm a real estate investor from the bay area as well and know the struggles of getting started investing in the bay area.

It's awesome to have options but I'm struggling to choose a focus. 

I am struggling with a few issues in this scheme.

@kurttraynor we are brothers in the same struggle and I hope I can follow your lead.

I realize gross rent on the portfolio are so high due to the struggles of the area, so I'm looking to factor realistic costs into my model.

Hello,I currently have 3 properties under contract in Griffin Ga.1) quadraplex at 60k, fully occupied at 390 per month 2) single family at 18k, occupied paying 4253) single family at 19.5k occupied paying 500The properties are in decent shape, if anything maybe 3k in deferred maintenance on each single family, (probably needs new roof, but could also be put off for a couple years if needed)I have owned another property in the same town renting at 850 for five years, so I do have some experience but I expect this deal to be much more management intensive, (different income bracket and therefore different tenants)Financing: Getting a "bridge loan" using equity in the rental I currently own to provide the downpayment. 75% LTV6% interest15 year term3-year balloon good relationship with the bank (small community bank)Expenses: 1800 a year in taxes across all three properties I still need to get a quote but budgeting for around 2500-3k in insurance (conservative estimate)principal and mortgage payment: 900 per month Bottom line: 2485 in gross rents, around 1300 in PITI, so 1185 net per month before maintenance and vacany (which I'm struggling to quantify)Seeking any advice: I've talked to other investors in the area who have large numbers of these houses, and they say to count on spending around 2k per house whenever someone moves, but at the same time they have tenants who will stay for years at the time as long as rent is kept at or slightly below market (which all of the ones I have under contract are).I have no illusions about what I'm getting into, I am intimately familiar with the demographic that rents these houses.

The problem is I have spent 100's of hours networking and making phone calls to find deals, but have struggled with multi-family (primary focus) in the Chicago-land suburbs (do not meet my criteria). 

Generally speaking, if your gross rents are 1% of the purchase price, you will struggle to make it work as a true "investment", given all of the costs associated with ownership. 

This is what I am struggling with.Deal #2 is a 12 unit that is cash flowing now and with minor work can see significant rent increases, at least $100 per unit.