I had bids as low as $85/ft, and I had bids as high as $125/ft. 

Everything I looked into checks out about the deal and on the low end with $100k i can make a little over $6k as a residual.

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.

The other thing is that I believe we're in a downturn and will be for years, so the only passive income stream I see offering low risk and steady return is some select corporate bonds purchased at peak interest rates.

Hey @Aditya Maini If you are using a low down payment, its not really realistic to expect to be cash flow positive.

I had become extremely stressed & had fallen into depression.

Payments are pretty low at $544.

And here in CA, our cap rate is very low, but we would not have any problem making the monthly payment to the bank.

@Laila Ea Looks like several of your expenses are under-estimated, vacancy should be about 8% to give you 1 month of rent saved up each year, CapX of 5% seems low, typically that would be around 10%, and management of 4% is definitely low, usually companies charge you around 10%.

Thought about lease option but thats out as well because of the low arv vs high mortgage.