I have a prospective deal from direct letter I sent out.I want to make an offer on this property.How much profit should be built into a multifamily buy and hold?

I am in the Old Town area, very close to downtown, my rent is $1260 per month and includes most utilities and even parking.

I built mine from scratch using primarily sanded plywood.

I asked the tenant (via email) if the dog belongs to her parents who were in town visiting.

The house was built in the 1930's about the same timeline as the previous house I just rehabbed and rented (Pushed about 40K of equity depending on the appraisal, and only spent about 13K for the rehab) the ARV on the new triplex is about $230k with about $10-15k, all together worth of rehab work as each tenants leases come up, and I'm talking basic interior paint, some vinyl floors throughout except bathroom, and any nick-nacks throughout the units, not a full scale rehab as I did before. 

I guess my KS mind is blown - there are very little if any appreciation plays here - much less making 6 figures.I'd have to be even more worried you're making that sort of a gain on a town home that the bottom is due to fall out of the RE market again.

If my two assumptions are correct, "A LLC" will be exchanging its current duplex into a combination of 50% interest in the land (purchasing it from JS) and a duplex to be built by "A LLC" in the future.

I just quickly checked craigslist for 2BR in the same area of Charlotte and I'm seeing $850-$1300; and most of the units on that higher end are in town homes.

Depending on the individual lender they may do an online valuation or even go off the tax assessed value from the town.

There are high income towns like Cohasset and Hingham if you prefer those - though there are not many MFRs there.