As for the exit value, the proforma NOI is $135,195 / 5% CAP = $2,703,900 (Yes or No?)

Some times a buy and hold investor can deal with the poor numbers when buying off the metro MLS,,, as long as 6-9% cap rate is ok for you and not knowing the location, an unknown cost of managing tenants.My best tip for you as a remote buyer is;  only buy where the house is cute, lower rehab cost of $15k or less in an ok neighborhood (eyeball and driving around)  and the high school great schools rating is 5 or better.  

Hello all, I have been looking into the Gays Harbor County market at some small multi families and have noticed the cap rates are fairly high.

I would look for a very attractive cap rate before considering an investment here given the above-stated market factors.

Unless your income exceeds the cap, you can contribute 5500$ to an IRA each year.

It is typically an uncapped product or with a cap of something crazy like 18%. - You are presumably going to be leveraging yourself even further on a product that could go to rates as high as 6%/7%/8% and so on.

The flip side of valuation that is the going cap rate in areas can change.  

So if you have a good deal and are on the cusp of that 49% DTI cap the bank will still lend if the property cash flows enough.

They could get private/hard money, but with cap rates so low here, you would be losing thousands of dollars per month if you had that many doors in a strong expensive market.

Since Freddie/Fannie cap is 10 properties, once I reach 10 properties, is it better to focus on aggressively paying down my 10 TK properties to increase the amount of passive income per property?