Same seller for both properties4 PlexPrice: $130KThree 2 bdrm 1bth units, One 1 bdrm 1bth unit3 occupied, 1 vacant - (2 bdrm unit vacant)rents are $550, 750, & 750 - potential rent of vacant unit is $850 - 950/moGas and Electric are included in rent priceUtilities are budgeted with clauses in contacts that over a certain usage extra utilities go on the rentBudgeted Gas & Electric are $130/mo/unit for both utilitiesTaxes: $3462/yrInsurance: $600 - assumed to be going up after appraisalWater/Sewer/Trash: $137/moSteel roof just installed last year, siding have done on property, vacant unit has never been rented since renovation - completely new kitchen with new appliances along with an overhaul of the living room, bedrooms, and bath w/washer & dryer hook ups.30yr fixed loan @ $566/mo pymtDuplexPrice: $64900Two 3 bdrm 1 bth units - small bdrmsRents: $750/unit - both occupiedGas & Electric included in rent - same clause in contract as above - $135/moWater/Sewer/Trash: $78Taxes: $970/yrInsurance: $40030 yr fixed loan @ $283/moI think I can Net Cash flow this place around $200/unit/mo after I've set aside funds for maintenance and replacement reserves at around $300/mo total for both locations.

The fact that each unit pays its own electricity.

Before you spend hundreds, I would buy some food grade diatomaceous earth and apply it to the entire unit - bed frames, mattresses, furniture, floors, electrical outlets, and anywhere else the bed bugs will nest (need to reapply for a few weeks).

The man next door is also the person who is supplying this shed with electricity via an extension cord.So now here I sit waiting for my court date for an ejectment since we were never in a landlord/tenant situation.

The first unit is currently rented to an older man who works for the electric company n is said to pay hes rent on time every month.

Electrical, Plumbing, Asbestos... any of them could completely wipe out his profit.  

The properties is class C and neighborhood class BTotal building square footage: 48,513 sq ft,  built  in 1947 Listing Price $1,800,582.5 0.095 OPERATE INCOME Annual % RENTAL UNIT INCOME $363,504 0.05 Vacancy 5% $18,175   GROSS OPERATING INCOME $345,329     OPERATING EXPENSES   Advertisin $272   Trash Removal $1,320   Management 8% $29,080.32 0.08 Supply $16,611     Landscaping/Snow Removal $1,866     Replace/Repairs/Supplies/Maintenance % $30,825.14 0.0848 Water/Sewer $19,214   Utility House Gas/Electric $10,924   Real Estate Taxes $54,100   Insurance $10,061   TOTAL EXPENSES $174,273   NET OPERATING INCOME $171,055   LOAN WITH 20% DOWN $360,000 $1,800,000 DEBT SERVICE (1) ($97,524.99) 0.2 DSCR $1.75   CASH FLOW $73,531   CASH ON CASH RETURN 20%  I add 5% for Capital expenditureand vacancy rate to 10%, now the Price about 1.5M VALUE $1,494,473.9 0.095 OPERATE INCOME Annual % RENTAL UNIT INCOME $363,504 0.08 Vacancy 10% $29,080   GROSS OPERATING INCOME $334,424     OPERATING EXPENSES   Advertising $272   Trash Removal $1,320   Management 8% $29,080.32 0.08 Supply $16,611   Landscaping/Snow Removal $1,866   Cleaning/Maintenance   Repairs/Supplies/Maintenance % $30,825.14 0.0848 Water/Sewer $19,214   Utility House Gas/Electric $10,924   Real Estate Taxes $54,100   Insurance $10,061   Reserves/Replacement 5% $18,175 0.05 TOTAL EXPENSES $192,449   NET OPERATING INCOME $141,975   LOAN WITH 20% DOWN $300,000 $1,500,000 DEBT SERVICE (1) ($81,270.82) 0.2 DSCR $1.75   CASH FLOW $60,705   CASH ON CASH RETURN 20%  ThanksLong Khang

The house has three bedrooms, two and a half bathrooms, electric everything, and a two car garage. 

Keep in mind a $300-$400 HOA fee really isn't too crazy as that should cover your water, sewer, some insurance, gardening, and outside electricity among other things. 

Those turnkey properties only cashflow now, as I have had 2 furnace replacements, 1 water heater, 1 plumbing system, 1 electrical box, and 2 major water leaks, and a sewer line replacement.As for cashflow vs appreciation, I like the balance too.