Also rent is typically 1% of the ARV which would put the rent in the $1000 - 1100 range. 

Plus parents typically want to feel like they are helping their kids when they can.

Details in MLSUnits: 6Taxes: $5874 (annual)Gross Income: $48,600 ($675 per month)Net Operating Income $38,838Total Expenses: $9762Vacancy Rate: 5%Asking Price: $449KOwner pays Trash & Water______________________________________________________________Based on the expenses I am assuming that the property management is completed by the owner and that they are including ~$4K a year in insurance.I ran the numbers in my own Deal Analyzer and I added:5% of Effective Gross Income as Maintenance Expense 10% of Effective Gross Income as Property Management ExpenseBumped the vacancy rate from 5% to 10%Insurance: $3000 (annual $500 per door)Water: $3240 ($45 per door - typical in city)Trash: $1,800 ($25 per door - complete guess)$12K for improvements ($2k per door)20 year note @ 5% with 20% down (assuming full asking price)2% Closing costs______________________________________________________________My numbers show a Cap Rate of 5.7%, cash on cash return of -5.12% and -$1,668 of annual cash flow. 

On larger deals, say 10+ units for example, the seller will typically list their building with a specific broker, not on the MLS.

Rentals typically you want to hold in an llc or partnership. 

Additionally, the amounts they pay are based on the county, not on the city, and I invest in very desirable city that demands market rents well above what is typical for the county.

Hello, does anyone know the requisite down payment on a typical commercial loan?

And I pay thoughs because I do so many and take up so much staff time doing them that I would feel guilty if I did not pay for those.. if it was like a typical  premier client who only did a wire or two or less a month I would not pay for those either.. 

This is typically the 2nd phase of a note investor on their growth.

If so, you will typically receive some level of "legal work" as part of the process.