Here in NY I can't even get one house under contract, so I am not worried about getting 3-5 going.With that said, my biggest hang up was the fact that the deals I found would have been less appealing deals when factoring the loan fees and costs.

What are the utility expenses (electric, gas, water, sewer, trash)?

In contract on one now at 20% CoC.  

I don't have penalty or incentive in contract. 

A 3 stories high 100 units property that sits on a 2 acre land will have a significantly less landscaping (contracting services) costs than a 2 stories  garden style 100 units property that sits on 15 acres of land with lots and lots of landscape. 

This is my first post and these forums have been invaluable as we embark on our first real estate project.We are currently under contract on a single family home in Cumberland ME.

As long the rates are competitive they are great because you don't pay origination...and it doesn't show up any place as a liability since it is just a contract between two individuals.

Day one I have three leads and meeting a cash buyer in the morning to "write up a contract" of course that doesn't mean it's going to happen but hopefully it well.   

I do have a 4-plex in Calgary under contract right now that i'm trying to close on, so there are deals, but they are really hard to find right now! 

The contract states "This contract is subject to Buyer obtaining Buyer Approval.