so...I just realized today that I had the hot water heater for the laundry room washing machine off.FOR LIKE TWO MONTHS.I was trouble shooting something and turned the breakers for the hot water heater off. 

Whole selling is on the table, but I'm looking for a way to buy and hold with what cash I have available. 

If the properties are similar in construction and equipment (furnace, AC, water heater, ranges, etc), then splitting on size is an easy way to do it.  

LTV is 75%. 5 PlexTotal Rents: $45,600Vacancy 8.7%: $3,967Taxes: $4,520Insurance: $2,100PMC: $4,560Repairs: Unknown (Could be $1,000 or best guess of 10% of GRI $4,560) Need inspectorElectricity, Heat & Water: $2,500Misc.: $200Total Expenses: $14,880NOI: $26,753Mortgage: 4.63% Debt Service: $18,026Cash Flow: $8,727Down Payment: $97,500CoC if Maintenance at $1,000: 8.9%CoC if Maintenance at $4,560: 5.3%The maintenance portion of the above is not fully vetted and could bring my CoC return lower.

We can plan on sitting together at the lunch if they do tables again like last year. 

EXTERIOR IPMC 604.3 - The rear receptacle must have GFCI protection.LOWER LEVEL IPMC 704.2 - One smoke detector is required in the bedroom.IPMC 604.3 - Install a grounding jumper wire (bond) across the water meter. #8 copper.

My model does include an annual maintenance amount and a big ticket amount (capex  ie roof) and finally some utilities (I like to pay the water bill and lawn maintenance so the exterior always looks decent).  

In a previous life I worked for Yahoo in Silicon Valley as an analyst, so I am pretty good at crunching numbers and know Excel very well (pivot tables are my favorite)!

When the stress test was performed gray water came out of the Cleanout.    

The water heater is upstairs in a closet (all of the upstairs is carpeted).