The Dividend Aristocrats (of which I have a cherry-picked portfolio), for example, are S&P 500 companies with a track record of at least 25 years of annual dividend increases.

With the other property, it will only have roughly $3k of income annually.

I set aside $2k for annual maintenance but think it would be less than this.One thing that is a blessing and a curse at the moment is the interest rates at the moment are great approx 5%.If anyone wanted to check out the property I'm happy to share as it is listed for sale publicly (not sure if it breaks forum rules is all).When I run it through my own calculator taking into account principle paydown it doesn't really cashflow well but will pay itself off and will much money (as long as it doesn't depreciate).Anyone have any thoughts or advice for me?

$340K - Potential purchase price$11,900 - FHA down payment 3.5%$2,432 - Monthly Mortgage (Includes: PMI, RE Taxes, Insurance)$29,178 - Annual Financing $3,500 - Monthly Rent (both units if I was not living in one) $42,000 - Annual Rent Operating Costs:$3,264 - 8% Vacancy Rate$4,080 - Management 10%$2,040 - Maintenance 5%$2,000 - Utilities Water and Septic$11,384 - Total Operating ExpensesAnnual Cash Flow: $1,162 (Note: Once I refinance the property in the future and get rid of the PMI of $228/month it will increase cash flow to $3,900)Cap Rate: 8.92%CoC first couple years with PMI: 6.51% Budgeting for management costs but I will be managing the property myself for at least the first couple years.

I buy materials for upkeep on about 8,000 units and 4 rehab projects per year (which means I get to spend about $10 million of someone else's money annually!). 

Parking Information# of Parking Spaces (Total): 8.00# of Parking Spaces (Covered): 4 # of Parking Spaces (Uncovered): 4Additional Parking, Paved Parking, Carport School InformationElementary School District: 004 - Mesa Unified DistrictHigh School District: 004 - Mesa Unified District Utility InformationAPS ElectricNo Gas City Water FranchiseSewer (Public) Financial InformationAnnual Electric Expense: $79.24Annual Maintenance Expense: $2,097.92 Annual Management Expense: $1,786.10Annual Trash Expense: $385Annual Water/Sewer Expense: $1,731.01Owner AssociationAnnual Owner Association Fee: $3,600Gross Annual Scheduled Income: $250,000Adjusted Gross Income: $245,000Vacancy Allowance: 0.02Total Month Rental Income: $2,040Net Operating Income: $13,279.27Cap Rate: 7.18Equity: $185,000Existing 1st Loan: ConventionalExisting 1st Loan Type: FixedExisting 1st Loan Type: Non AssumableExisting 2nd Loan: Other (See Remarks)Existing 3rd Loan: Other (See Remarks)New Financing: Conventional, FHATaxes: $1,147Tax Year: 2014

The building is located in a rural town of approximately 60,000 in the western US with a very strong micro-economy.The tenant is a company that has been in business for >20 years, 700 employees, privately held, generating approximately $60 million in annual revenue; $6 million in net income.

Annual net income approx 15k. after ALL usual costs.

Now at 10% return annually is  $684.00 monthly that you have to clear to make it worth your while.

The $800 annual fee per LLC is pretty ridiculous for a starting out investor is it not?