@Shelly Shanks For buy and hold the formula is relatively simpleAnnually:(Monthly rent x 12)- property taxes - insurance -property management fees - HOA fees if applicable - budgeted maintenance and repairs- expected vacancy - loan payments.This will give you your annual cash flow. 

(Technically I signed gave to the agent but agent haven’t mail out to him yet)He emailed me his renter insurance and he paid one month broker fee to the agent.Now before he move in he want whole place to be professionally cleaned and whole place to be paint.which is fine with me.Now he want a new ac, and new light bulb shelf inside the closet to be removed ( I dislike those requests ) and He has a mother who is little difficult.

Total cost      Monthly cost A/C unit (replace every 15 years) $8,000 $45 Roof (20 years) 10,000 42 Carpet (10 years) 3,000 25 Dishwasher (10 years) 500 4 Range (13 years) 700 5 Water heater (10 years) 1,000 8.5 Microwave (10 years) 300 2.5   Maintenance/repairs (minor) 125 Total   257Mortgage, insurance, taxes                            960Total expenses  =  $1,217/monthRent = $1,350/monthCash flow/month = $133

I was told in AL this is the only way to get an insurable title.  

He told me once that by not making car payments, insurance, gas money, that alone can fund a retirement.

A deal is a deal.Otherwise, obvious things to consider are two sets of closing costs, two sets of insurance premiums and property taxes, etc. if opting for two duplexes over one fourplex. 

One former real estate agent said that they have insurance and I could sue under Errors and Remittances or something like that. 

They each bring in $17500 per year after taxes and insurance.

Hi, my wife and I have a SFH under contract as a rental near UAH Campus and looking for an investor friendly insurance agent or Broker to insure the property.

You have to pay PMI (private mortgage insurance) not really a big deal though.