This is what it looks like.6plex Sales Price $325,000 Loan Amount $260,000 Interest Rate 7.125%Term in Years 30Loan to Value 80.00%P & I $1,751.67(This loan is through an Alaska housing program for which both this property and I qualify for.)Total Rental Income $57,600 Less Vacancy 10.00% -$5,760Adjusted Gross Income $51,840EXPENSESTaxes $4,584 Insurance $2,580 Utilities including Refuse/Cable $9,661 Management $4,725 Maintenance & Repairs $1,000 Replacement Reserves $1,800 Miscellaneous $1,000 Total Expenses $25,350 Net Operating Income $26,490 Total P & I $21,020 Net Cash Flow $5,470 = $455 per monthI know that the cash flow doesn't look that great with the property management cost but it is required to be factored in for this program.

Water heater is missing, garage roof is collapsing, and the interior needs at least $40K of work including all window replacements.

Water line is relatively easy to repair/replace.

Thanks for the tip.

Although many real estate entrepreneurs have had broad success with marketing by email, direct mail, telephone, and other channels, why haven't such technological forms of marketing come to completely replace the oldest and least complicated form of marketing, the sales call?

One book I read in particular, "LLCs For Dummies", had a lot of good info and tips in there.

Also thanks for the tips about the board of labor statistics, that's GREAT advice.

Those that are problems are quickly evicted and then I find better tenants to replace them.In addition, doesn't it scare you when each one brings in only $100 a month each or so, The $100 per unit per month is after all expenses and the debt.

"replacement" cost which would not.I haven't had time to check with our agent yet...anybody familiar with this?

> Management agreementHere is a good little tip...add a place for a SECOND contact person- outside of the owner's immediate family, that can authorize financial expenditures when the owner is unreachable.