They need to see every side of the argument and without the sugar coating.

We're in Portland, Oregon and very few cases can you hit the 1% "rule", and if you do you have to be creative.I wanted to share a win today that has been in the making for the past 10 months because I think it is a good example of what a low cap environment looks like and what a solid base hit looks like for those that want to invest in small multifamily deals.Here are the details on the property:9-units in an up-and-coming neighborhood Purchase price: $1,550,000Cap rate: 4.5%Average rent was ~$995 and Owner was paying for garbage and water/sewerWhen we took over we immediately had a couple units turn over, which was great because we wanted to get in there to do some upgrades (we do a lot on the sustainability side that include reducing hazardous building materials, energy efficiency upgrades, bike storage, decreasing utility consumption, etc).

Upside of course is a reduced vacancy.

But it is a big deal and something to strive for.As you mature in the buy and hold game, your tolerance for drama and problem properties reduces.

A deduction will reduce your taxable income, so let's say you are in the 25% bracket, then you reduce your taxes by $875.

If you reduce the price by $10k but it ends up costing you $30k to fix, you now have to come out of pocket that money. with there being no time to get Contractors in for estimates, it might be best to do one of 3 things.1.)

Now there are ways to reduce estate tax with proper planning before death. 

The point is to give you time to find better financing and reduce your monthly payment.- Rent seems high, but I don't know what market this is in.

This would reduce your tax bill and build a tax-deferred account of funds that can be used for future investment.

Also the roof has water leaks and the current accepted fix is to put kool seal on it to both reduce cost of power and fix the leak but im skeptical this is all it needs and am thinking the entire roof will need to be sealed with a new roof or roof cap to truly fix it and not just put a bandaid on it for the ceiling and dont know where to start with the walls but the lot is too much of a deal closer not to get it since even a new trailer would be worth it in this lot its just not an option right now. if the costs are going to be more then the acre private lot is worth please let me know.