The net effect of the deal is: About 95k more cash (higher appraisals bumped that up), about $600/mo less net cash flow and another 600/mo or so less principal paydown.And that may seem like expensive money (1,200/mo for 100k), but I'm looking at it as an overall portfolio so that I'll have a ton more cash and my portfolio will still have a net cash flow of roughly 11k to 12k/mo and a principal paydown of roughly 7,500/mo.I figure I have plenty of cash flow and principal paydown.

The actual property is in a pretty rough patch of East Dallas, and there are quite a few rough patches in the area, but that's slowly changing and this particular property is boxed in by an immense amount of wealth. - CheapCons: - Building condition: Have only seen pictures, but this thing will need a TON of work and, even though the property is 'cheap', it will end up costing me a ton to get it up and running, and I honestly have no idea how to even guesstimate the amount of money it would cost. - It's more than a 4-unit, which means it would be classified as commercial.Ideally, I'd like something in the same area that appears less risky and is a 4-unit or less.

These properties are being purchased roughly at 65% to 70% ARV.

I went and looked at the other house that hadn't been lived in for about eight years, and decided that even though it was really rough, and in not the greatest neighborhood, that I would help him out and buy it.

1bd/1ba Duplex - Both units recently remodeled on the inside, a little rough on the outside.

We use roughly $150 per occupied lot/per year in our initial evaluations on properties with well/septic combos.On the septic side of things, most owners don't have them pumped as often as they should so these expenses are rarely reflected in the numbers you get from them.  

by the way I underwrite to IRR and I've come up with roughly 17% IRR in year 2 with a peak IRR in year 7 of 23%. 

We are on a tight budget and its rough going right now as we have to still completly rehab one of them  and rent it before we can refinance it.  

For example, when you hire a plumber to do rough-in, have him pull the permit, then call in his inspection for one week later, then hand him his check.  

Regulators, state, Federal, whatever, can run rough shot over the individual business owner.