I do not use an attorney I draw up my own deed and use standard P&S etc. 

My initial tip to all new landlords is "draw a line in the sand" and be ready to redraw it several times.  

You offering to front a lot of the money for a direct mail campaign would be a huge draw for an agent.

So, an increase of $500/mo ($6K/Year) would increase the value of the building by $48,000-$60,000.Purse Price (Value) = Net Operating Income (NOI) DIVIDED by Capital Rate (CR).An average CR for multi family home building is 8-10% per year.  

Everyone has their own way of dividing up the money.

To get it back up to code I will need an architect draw up floor plans and have the city sign off on it to get a new C of O.

There are websites where you can purchase leases that are supposedly state specific, but the safest move is to have an attorney draw one up for you.6.

I always look up neighboring properties and get a price/sq foot of the house only (take appraised value - land and divide by sq feet). 

We need to work backwards, since we're starting with the Net, not the sales price.So, net Divided by 90% equals the sales price.$190,000/0.90=$211,111  which is in the range we already figured out.Once you know the few formulas you need to solve specific problems, you can write them all down in one place, less than a half page total with a brief explanation for each, for reference.And of course, you can always check your answer, after you get it....$211,111 less 10%, less $140k =???

The scenario I have is if my 4-plex is worth 184,840 with land already subtracted would my depreciation be divided 27.5 which equals 6721.