Pike township.Purchase price is $119,900Rent: $1,17520% down + closing cost: $26,858Principal + Interest (4.75%): $500Property Tax: $200Insurance: $60HOA: $18Property Management (8%): $94Vacancy (5%): $59Maintenance (5%): $59 Assuming I get $1,175 I am looking at $185 cash flow for a 8.2% CoC return. 

Regardless of which route you go being thorough with your accounting can save a lot headaches come tax time.Thanks,MH

Taxes and water vary a lot from town to town here.What is nice about quads, is they qualify for fixed rate financing.

Underwriters are going to look at the cash flow from your tax returns in analyzing the rentals. 

THEN when I was selling it  4 months later, we discovered that they did not pay all the taxes.

You can also add in tax sales and REO's to get some good deals.

However be mindful of the tax consequences.  

Hold makes so much more sense to me -- tax benefits, paying down mortgage, long term investments, etc.

High jobs growth and lower than average cost of living, low property prices and some of the lowest property tax rates in the country.

The combs you state are a bit inconsistent so it will take time to sell and don't forget to take 30% off your profit to Uncle Sam aka Tax devil unless you do a 1031 exchange which time is also a factor on that.