My question is, when I present the contract to the seller do I make the purchase price of the property the amount that the seller wants 5k, or the total amount with the 19k in taxes plus the estimated rehab amount plus my fee added to the amount the seller asks for?

Seems like there's a big difference between figuring out rate of returns when adding back depreciation and the tax savings with that.

I put an ad on craigslist.

That will certainly eliminate having to be in proximity to the closing agent, since I suspect that is what the OP's situation is.

It would be solid and well built, no gimmicks, with only options that added value.

That's 3.5%Place should be bringing in 1,200 a month (I've got a management company I'm already working with and showing the place to this weekend)I've been postponing adding this on here until I knew we were getting accepted, but the seller just talked to the loan officer on our side to make sure everything is approved.

Another thing; look at slowly adding upgraded amenities to your properties as your capital permits, particularly when changing tenants.

Our management company crossed the 1,200 property mark in Memphis and we are adding between 45 and 60 each month.

The landlord can put that in the lease but it doesn't mean it will hold up in court.A judge will likely throw that part of the provision out and make the landlord go through the normal eviction process.We have a clause where the rent is late on the 5th and then an eviction fee of 150 is added on plus 10 dollars a day for each day they are late.The judge gives us the 150 and back rent as a judgement but sees the 10 dollars a day as excessive in most cases and will not give to us.We have it in there to make the tenant feel the heat and want to pay the rent instead of letting 10 dollars a day accrue.I am sure it is the same way with this other landlord.Most of their tenants are probably not fully educated on eviction law.So they assume they must leave by the 15th because they signed the paper.

Many banks are riddled with scattered residential lots and adding one more instead of trying to work with you to sell it, I would think, would be frowned upon inside the bank.