Or do you just get online to dish everyone?

Your local property tax rate can be researched through your tax office which will most likely be online.

That kind of talk would make good evidence against you in an unlicensed-practice-of-brokerage prosecution.To do a brokerage deal, you must have a brokers license or be a licensed salesman and be affiliated with a licensed broker.

I would find your state's property code online.

I want to get involved in real estate investing and have been looking at as many places as possible while doing research online.

When I can obviously tell that they got a mortgage for $200k only 2 years ago by looking online.

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I'm pretty well rounded in this department (I practically built my own home), unlike many property managers that don't even know how to change a light bulb.

To answer your specific question, property taxes and insurance ARE part of the operating expenses.Operating expenses do NOT include Principal and Interest, capital expenses, or depreciation, (although in reality you should consider an allowance for capital expenses in your cash flow analysis).From a practical standpoint, you subtract the mortgage payment (P &I) from the NOI to get your monthly cash flow.

Also for generic use there is a “what’s missing calculator” at Hugh’s calculators (http://www.hughchou.org/calc/missing.cgi) that you can use to give you a good idea—for specifics you talk to your loan person.Using your number of list at 310000 and a particular online calculator, I input your loan at 310000, 12 payments a year, 8% interest (combo of 6.9 and 9.9 and is probably way off) and 360 payments (30 year loan) and got a monthly payment of $2274.68 for principal and interest.