I think the difficult thing for many people is health insurance, especially if you have a family.

I have pasted the numbers from my calculations below.I also have no real worries about vacancies since this will be a student rental.  0 Mo Yr Sold in 14' @ 75k Asking 132500 Apt1 $ 910.00 $ 10,920.00 Apt2 $ 500.00 $ 6,000.00 Apt3 $ 720.00 $ 8,640.00 Apt 4 $ 550.00 $ 6,600.00 Heat + Hot Water $ (300.00) $ (3,600.00) Water $ (113.00) $ (1,356.00) Insurance $ (125.00) $ (1,500.00) Taxes $ (414.49) $ (4,973.93) Property tax $ (137.52) $ (1,650.19) Electric $ (137.52) $ (1,650.19) Cash Flow $ 1,452.47 $ 17,429.69 Sale Price $ 125,000.00 $ 125,000.00 closing cost   $ 3,750.00 ROI 0 0.135376233

Account ClosedThere's several considerations: tax, liability, transfer issues, cash flow, qualifying for a loan....You'll definitely want to look into insurance... is Kyle a licensed contractor with his own insurance? 

I'm dealing with an insurance question in San Antonio. 

However the lender is requiring insurance on my entire portfolio (of 8) - some of which I cannot find anyone to insure, e.g.

Maybe someone here with experience will have some insight as I'm still trying to figure out the best approach to insurance, but I think I've found a provider that I like in the Midwest (Kansas City area). 

Actual closing costs, plus prepaid insurance and taxes run 5-6% here.

So far I have my PM lined up and am working on getting a new insurance policy.

@Joseph Ziolkowski, yes, vacancy and cap ex are included, as well as maintenance, property management and property tax and insurance (but not Principal and Interest cost).Nobody can know for sure what its expenses will be in future, hence the ballpark "50% Rule", which can be fairly close in the case of middle-priced, middle-aged, middle-neighborhood type properties.

Is there a way to get 1 insurance policy??