In terms of stable and appreciating markets of Connecticut, they are much more competitive and unless you build out some solid direct marketing, I feel they are overpriced currently.

By the way my job is incredibly stable but it is the red-tape of 'those are the rules' that has left me frustrated.

Feel free to reach out to me and I’ll send you a free copy of my e-book on multi family investing if you think it would help.

Rick, thank you for your reply.Yes, I have not given much context... my apologies.I believe I am pretty stable financially.

Quote from @Scott E.: KyleHere is what you are going to have for out of pocket expenses:  -DOWN PAYMENT: 25% of the purchase price  -REMODEL: Cost to renovate property, if applicable.

Quote from @Bob E.: ….I would approach to buyer about refinancing you out of the property.  

So if you have a rental property, you can report via Schedule E even if you don't have an LLC.

Also their schedule E (or other) from their tax return will show Gross income and expenses. 

List price $750kActual annual rents $61,800 (listed rents are close, maybe able to get them to $70,000 @ 0% vacancy)Vacancy listed 9%Listed annual expenses $11,240 (only includes current taxes, insurance, water/sewage, lawncare, electric and trash)Listed cap rate 6%The problem with the expenses are many, a) it uses current taxes, which will go up significantly once sold, b) its missing management costs as the owner self manages, c) its missing any repair/maintenance costs as the owner does the work himself, d) its missing any Capex costs, e) insurance is based on his cost basis which appears to be much less than 50% of list price, f) using the brokers expenses, it makes expenses only 20%, which is bogus.I realize that this list price is way to high, please help me understand all the expenses I should be including in my CAP rate calc so that I can determine where the value should be.

.) - priced under $1mm - drive up possibly with some parking - stable or growing population - limited chance of increased competition - good visibility - etc.