This implies that the return will be significantly via the cash flow.Final item, 6 units implies commercial loan. 

It's worth it if I missed out on replacing certain big-ticket items that a buyer might be worried about (ex.

in order for me to hire a property manager, i'd have to increase rents but i'm also concerned about any big ticket items. 

Often smaller operators add things that should really be CapEx as an expense item to help their taxes.Make sure the items under expenses are true expenses and not to be capitalized.Is the owner self managing and paying themselves?

Typically, if you want to write items off, you also need to recognize the revenue on your taxes (which you legally need to, but many people rent a room to a friend and pocket the cash).  

The 480k was the exact same model as mine and size, the 540 was with a pool i believe...I am considering either a HELOC vs cash out refinance to fund my first rehab deal rather than offset savings.

Regarding your second point, I want to mention that the scenario is ofcourse based on a "rental-model/buy-and-hold".

@Scott Mac thank you very much for this. a few of these things i have not thought of. we are entering the due diligence phase and will definitely bring up these items. just curious, do you have any office spaces?

I figure that would handle 25% down and any and all closing items.

I rent SFMs with the standard 3x2 model or 4x2.