I gathered all my notes in a 50+ pages document touching on formation and maintenance of LLC and business structures, transferring assets, protection strategies, trusts, anonymity, insurance, levels of protection, etc. including when you should do it, how many properties per LLC, due on sale clause, selecting an attorney, fees, checklists and resource materials.

Some deferred maintenance (paint, roof, interior work when tenants move out). 

I first went to every tenant and asked what maintenance they needed done and did it quickly.

This is crazy, she seems high maintenance. 

So look at the books of the owner to see how long tenants have been there in years, pay history, amount of turnover each year,etc.On low end rentals management of 10% is common and sometime can be 12% or 14% in rougher areas.Think about this.350 a month times 12 units = 4,200 X 12 = 50,400 gross income That is in a perfect world.

Also, that criteria will miss some people that actually do have equity - the most common case being people having unused home equity credit lines (HELOC), as the computer model has no idea what the current balance is, and many are zero, but the computer models assume the worst case that the credit line is maxed.Hope that helps.

.: $850 8% Vacancy Rate (average is 7-8%) 4% Management Expenses 10% Capx/Maintenance (I’d prefer 15% but I’m ok with this giving value add opportunities I've identified) Offer 1 – I want to show the seller what their ideal deal looks like with their asking price and how it doesn’t work with traditional financing that creates negative cashflow for buyer.Purchase Price: $400,000 Down Payment: $80,000 Loan Amount: $320,000 Loan Payment: $2,292 monthly (bank with 6% and 25year amm.)

I own a less expensive property in a C/C- area, and "less expensive" list price often means more expensive maintenance.

When you hear the common person talking about how great an investment is, it is clearly hit the mass stage of popularity.

That takes care of the mortgage and taxes, but does not take care of my initial investment of $23,000 and the other expenses I have outlined above in addition to maintenance and repairs that might come up.