List price $289,000/building ($578,00 combined)MLS # 13131613 & 13131606Seller is not willing to divide properties up.

Very little overhead (only car insurance) combined with a decent income have prompted me to be wiser with my capital, as I know this transient lifestyle has an expiration date, and when that time comes I would like to have some steady income to show for it.Because I’m not able to be present in a regional market for months at a time, and I will be a relatively absentee investor, I am looking for properties to buy-and-hold.

I haven't verified any of this information so I suspect that I'll uncover some hidden truths but here it is:- Asking Price - $800,000- Gross Income: $112,000- NOI: $96,000 (I know it seems high, I'll verify this for sure)- 12 Cap- Owner manages property himself- 16 units each 450 sq/ft, all 1 bed 1 baths w/central A/C- 100% occupancy (maybe an indication of rents being too low)- No washer/dryer in units, has community washer dryer (Generates $125-$150/mo in revenue)- Each unit rents for $575.  

Combining personal line of credit and home equity line of credit, I believe I may have enough of a downpayment for a B-class 15-20 units MF.

That, combined with all of the tech & medical industry biz here equals a well educated (and well paid) population with a relatively low cost of living in comparison to some of the larger metro areas throughout the U.S.

I actually factor in 15% for maintenance and cap ex combined.

A gas dryer connection would be preferred. 

@Chip Chronister   My docs state the DOS so everyone knows, but in almost 13 years of LO's I've never had a DOS called.....I think the issue is the 13 combined with the transfer of title...Doing a quit Claim doesn't address the underlying loan....only the title....The seller HAS to provide any and all loans, including the mtg. to the trustee....Whether he includes them in the 13 is different, but he has to provide them all. 

I use 2.5% of PP for closing cost (you didn't specify a %), and combined with a 20% down payment and no improvements, came up with a cash outlay of $49,275.

We're slowly hashing it out and I think for the realtor it will be a combination of commission and share of profit.