I'm not as experienced as most here but to me your expenses look too low, 3% vacancy and 1% CapEx especially.

The After Repair Value seems really low.

Particularly in low income stuff.

@Keith HebertYou ‘ve gotten alot of good advice on here, my advice is pay top dollar for high value/low frequency tasks and look at outsourcing your low value high frequency tasks.Pay a CPA to do your taxes and review your books on a quarterly or annual basis-get a bookeeper (there is alot of good 3rd party bookeeping services that work remote) have them do all the data entry/recs and set up checks so all you have to do is print and sign them.

That low down-payment and rate is too enticing for us to simply start looking for private/hard money if there's another option out there. 

That is what I've done with my personal properties and what I've done for my employer when they took over a 476 unit complex.

So they set all of the gold cars they saw in the parking lot on fire.No caption necessary for this toilet from hell.This is what a kitchen can look like when a low income tenant moves out of it.This is what a backyard can look like when a low income tenant moves out of it.If tenants in these tough neighborhoods don't have yards, don't worry they will light off their fourth of July fireworks in their bathrooms.Don't worry though.

This usually only causes maintenance trouble down the line because the paint traps water up against the brick.Also, landscaping trim up the bushes, maybe some plantings along the bottom of the buildings.Lastly, what about a low white fence in front of the grass extending from each building to the center walkway.

Nassau taxes must be way high if Suffolk taxes are considered low to you guys!

Any main industries providing consistent employment for tenants and attracting folks off the west coast?