3) Lastly, if anyone could speak to the annual maintenance costs for swamp coolers I would greatly appreciate it.  

The current owner has owned it for 12 years. 75% of the A/C units have been replaced in the last 3 years.

I Just sold a property that I owned for 5 years for 400K and have 2 replacement properties identified.Property A, I have been in escrow for the the last which had title problems and is nearly resolved (at purchase price of 600k) and property B which I am also in escrow for 300k and must close next week.

Because it is so close to Houston, those with lower priced places willing to offer last minute deals can keep their properties booked booked while many higher end properties will be vacant.  

She is now, after the last deal she had going fell through, wanting to sell the property to me via owner will carry/lease with option to buy OR assumption of the loan.

Lastly, they have admitted that "all hours of the night" is before 10 pm - legally quiet time in the town is 11PM to 7am.Again - I too want them out - but want to protect myself.

Thanks @Victoria Ghafoor, I did respond to you via email last evening, Sunday 8/29.

But for comps, you're just looking for a few similar (square feet and beds/baths) places within a few miles in the last 6-12 months.

Hello All,I'm interested in some valuable feedback on the multi-family real estate market in Greensboro, NC.My research has been formulated from various sources; however, I would like to hear from a few BP members that are in the trenches and/or currently invested in this market.Key indicators like job and wage growth seem to be holding steady for the last several years and property values seem to be increasing steadily.Can someone give me their view on the current cap rates & vacancy rates in their comp set?

In the last two years I have added 300 to 500 Sq ft.