I have other considerations like quality of the house at purchase, neighborhood, renting room specifics etc.

Then when you see a lead you like purchase the individual lead.

That ensures you don't spend it on other things and know exactly how much you have to spend on the next purchase.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Mortgage, Taxes, Insurance, HOA: $3040.37Estimated rent: $2475Total Expenses: $3660.12Vacancy (5%): $123.75Repairs (5%): $123.75Capital Expenditures: $100Property Management (11%): $272.25Information when I bought the house in 2022, new constructions Purchase Price: $373000Purchase Closing costs: $4662Current home value: 400k-420kCash Flow: $2475-$3660.12= -$1185.12; -$71107.2 at 5 yearsCash on Cash Return on Investment (CoCROI): 0%Appretiation per year (6%); $535,290.23 at 5 yearsEquity: Loan value $345,089.53 at 5 years; $190,200.47 in equity at 5 yearsLoan Value today 6/2024: $368,201.59Total ROI in 5 years= (Total profit/Total Invested capital)/ Time (in years); Total profit: $190,200.47Total Invested: $71107.2 (neg cash flow) + $42757 (closing sale costs)= $113,864.20Total ROI (5 years)= ROI 67%, annualized ROI 10.8%My biggest concern is that I am relying solely on appreciation and assuming will appreciate at 6% per year. 

Cost-Effective Entry:Buying a duplex often requires a lower down payment compared to purchasing a multifamily property (5+).

Purchase price: $240,000 Cash invested: $10,000 Working on getting this first "OFFICIAL" deal under my belt.

Small multi family is generally the most attractive asset class for out of state investors here as it provides a nice balance of cash flow with reasonable purchase price

Lastly, if a Bank would not lend to a qualified purchaser at 8% with only 5 to 10% down payment, why would someone want to do this to an unqualified purchaser?

Here's my take:If my company has to get a couple of quotes for a new furnace, that means sending a few emails, packaging the information from the vendors intelligently, and relaying this information to the client in a way that adds value, usually with a recommendation based on experience and context.