So if you wanted to just apply that 15% to your next purchase that would be the most effective strategy.  

Price: $320,000Scheduled Gross Income $50,400 Effective Gross Income $48,384 Operating Expenses $24,496Net Operating Income $23,888Tax: $3,654I think I can increase the rent to 55,000 easily.

You not only have to know knowledge about rehab but you'll need to know how to market effectively to your sellers. 

The financial resources of the provider, the cost of the reasonable accommodation, the benefits to the requester of the requested accommodation, and the availability of other, less expensive alternative accommodations that would effectively meet the applicant or resident’s disability-related needs must be considered in determining whether a requested accommodation poses an undue financial and administrativeThe inability to insure the risk of the dog on restricted list (ie.

I don't think when the house was built has any effect on cash flow. 

I have one unit where my flood insurance has more than doubled due to the new rules, and the frustrating part is the new preliminary maps they put out over 2 years ago show it as not even being in flood zone any more, but it's going on the 3rd year of not becoming an effective map, so I'm stuck paying rising flood insurance premiums until they say it's the new effective map.   

Some guys use CMBS effectively but I have always found better options.I regularly use options 1-3 depending on the deal as our strategy is similar: purchase, add value and reposition, and then pull out cash to return to our investors.Andrew

What is the most cost effective way to get this done?

It takes a while but is an effective way to learn the market and find deals.

In deciding whether to buy a big multifamily property or not, does the fact that there has been a couple of shootings over a couple of years in the complex play a big role? What about reports of sewage flooding apartm...