First Bank is the biggest player in the LLC lending, portfolio keeping, working with investors market.  

Hire an architect to create your full set of CD's (Construction Drawings), with the component plan sections as follows: Architectural, Mechanical, Electrical, Plumbing, Structural, and (sometimes) Civil Engineering. 2.

I find that most duplexes are sold at a premium, unless in a C/D area. 

If not, repeat next week.The other areas where I manage in C/D+ areas I have to treat people much differently.

The hard part is, there's no hard and fast rules to defining A, B, C, D areas.

@Ariel BullingerMost of the fourplexes in Las Vegas are in undesirable areas (C/D) and I do not recommend investing in them, especially with the run up in prices.

No loan, straight cash flows. looking for ball park figures only, cap rate of 5% seems low to me given market conditions and interest rates/CD rates. 

IN my mind these days any rental property under 100k is worth what someone will pay for it.. since literally NONE of them get sold to homeowners only investors.. so the valuations are backed into by rental income more like Cap rate for MF.. its what ever an investor is willing to pay for a given cash flow.Hi Jay,All of my areas in Toledo are heavily owner occupied.They are also all under $100,000.It's great to be here and we have had quite the monopoly for many years now.Hedge funds don't like us because we aren't a sexy city and everyone else followed LeBron to Cleveland heheWe put our head down and just hammered out deals.As inventory tightens nationwide (I don't remember having a conversation with other players where someone didn't cry to me about how they can't find product) we still feel like kids in a candy store.I'm buying the same stuff I was 5 years.Please don't tell anyone that deals at 30 cents on the dollar and 15% net cap rates are falling of trees here.You just have to do the work and deal with shady contractors lolThanks mate

You'll also need to convince these buyers you're a real player because we've all had numerous people give us their wholesaler pitch then never hear from the again.

@Scott JohnsonI don’t bother with it in formulas honestly -I would look at an investment compared to risk free rate of return (govt bonds / cd’s)Let’s say they are at 5.5% and an investment is at 8%.Then take the risk free rate 5% * (1- tax rate on investment) and do the same for the investmentFor example we have a fund that issues a 1099 div and say you are in 15% bracket and you get 8%.The net return is 6.8%In a cd that could be 5.5 * (1-.24) = 4.18 % and Let’s say you do private lending deal at 9% 9*.76 = 6.8