we felt that in these 7 days we received the best and indispensable education we could get only by jumping into the water.

If you want a dirt cheap month-to-month,  I can have you moved in probably this weekend if you're cool with South Central Phoenix.  

I've had plenty of investors dip their feet into these waters and none of them end up pulling the trigger on actually doing it after doing the math.  

It blows FHA out of the water!

Nice way to add water and have instant 100 home portfolio.. then you can just sit back in your barcolounger and let the cash flow roll in.( just kidding I know its a full time job chasing these renters in these asset class's)  good luck with it.

Total Rents ($1,127/mo avg)                          $81,120Vacancy 7%                                                    ($5,633)Net Rents                                                        $75,487Property Management 10%                            ($7,549)Taxes ($3,265/yr)                                           ($19,578)Association Dues ($1,500/yr)                           ($9,000)Insurance ($325/yr)                                          ($1,950)Deferred Maint ($100/yr)                                     ($600)Plan for Special Assessments ($50/yr)               ($300)Cleaning/Prep/Updates ($75/yr)                         ($450)Water/Sewer (part of assoc dues)                          inclLanscaping/Snow (part of assoc dues)                  inclLegal/Accounting/Tax Prep                                ($500)Other                                                                        $0NOI                                                                  $35,560MORTGAGE (80%, 30yr, 6%)                        ($20,951)PROFIT                                                            $14,609PURCHASE PRICE                                       $364,000DOWN PAYMENT                                           $72,800CASH ON CASH                                                   20%

I'm in my mid 30s and many people my age are still living paycheque to paycheque.I'm a mortgage agent in Cambridge, and id love to help you navigate the water, so at least you are prepared when the time is right.

& Credit Loss (5%): $1,734 (I include the laundry income in this calculation because it is safe to assume that when you experience a vacancy, you will experience an equivalent proportionate loss in laundry usage).Gross Operating Income: $3,2946RE Tax: $5,237Insurance: $1,200Lawn: $870Fuel: $636Electric: $240 (seems low for 12 months of laundry)Water/Sewer: $2,029.94Property Management (10%): $3,294.60Repairs & Maint (5%): $1,647.30Total Expenses: $15,154.84OER: 46% (Lower than 50%, yes, but the 50% rule is for quick assumptions and somewhat worse-case. 46% is realistic for a multifamily, but you still need to verify all of the known variables to be accurate).NOI: $19,525.16CAP (assuming $245,900): 7.94%Now, I don't know the prevailing CAP Rates for 3-families in that part of Manch, but I would have thought they would be better; thereby suggesting that the price is too high.Cash Flow: I'm going to have to make some assumptions here.

Here is the numbers.Rooms: 6 bedrooms 2 bathroomsTenants:3 tenantsUnoccupied rooms: None Rent for tenants: 2825$/month = 941$ each Average yearly Income: 34, 200Property Listed Price: @$299,000 Offered Price: $290,000EXPENSESTaxes: $1722 per year = 200Insurance: 200 City water 150Lawn 160$ Estimate for Vacancies: 5% 142.5 Its actually 5.2% Repair: 7% 170Property Management (10%) 285-> She told me she can have a friend watch and care for the property for meMortgage: 5% down(14,500) at 2.3% for 1206(adjusted)Expenses total: 2228.52$/monthCash flow= 596.48 NOI: 7157.76ROI = NOIx12/14,500 = 49%Okay guys so Looks like my Cash flow and ROI is GREAT.

If you have a pile of investable cash burning a hole in your pocket and don't have the experience or knowledge to separate an investable deal from one that isn't, or how to operate that deal after acquisition, then you are better off keeping that money in your pocket (or your friend's pocket as the case may be) at least until you are educated enough to do this and/or the market cools to where there is a bit more margin for error (and profit).