Make sure that you are accounting for all expenses.... vacancy and maintenance, and are there any landlord paid utilities?

It would be very expensive if you take over the property and more than 2 units are vacant or non preforming Even after adjusting your vacancy and adding it $3k per unit, I bet you will still have a good deal.

Whenever someone sends me a deal they have analyzed with it I immediately throw it in the trash...do they still calculate CapEx as an operating expense?!...

The Structural Engineer said it would be prohibitively expensive to jack it up and level it.

One 2 Bd apt. and two houses, 5 bed's each.Financing Approach:80% Bank20% 10% down payment10% seller financing - terms to be negotiatedAnnual Financials:-5% vacancy (the market is emerging and vacancy is very low - we know this because we own a 4-unit in the same area, purchased from the same seller)-Rent roll: $55,800 - can be pushed up by $4,800 conservatively after rehabbing-Property Taxes: $4,277 -Insurance: $1,619-Maintenance / Capex: $11,160 (projected - 20% of rents)-Water / Sewer / Utilities: $6,200-Property Management: $3,600 In summary:At purchase:-$55,800 gross income-$21,903 total expensesPro-forma:-$60,600 gross income-$22,529 total expenses We want to get your thoughts on this deal.

I would suggest house hacking (buying a home with multiple units like a 3-plex) and getting the rent from the other two units to cover your own housing expenses.

After a week of grief, and expenses, I looked over my lease, and cited where my tenant had fallen short of it. 

Obviously, LA is one of the most expensive markets in the country.

Hello, For those who do rent to own in California or other expensive markets (NYC, DC, miami), how do you find your tenants buyers?

For context, this place and the other calc I posted in another thread are in a very desirable, residential area next to an Ivy league school and all the grad school- the tenants (I was one a few years ago) are very high quality, its largely grad school/professor/staff rentals, and the home values historically have been largely immune to changes in the housing market- and probably as such, they've gotten really expensive.