So here's what I have so far from the BP calculator:Vacancy (10%): $316CapEx (5%): $198Management (5%): 198Taxes: $375Maintenance (5%): 198Insurance: $100PITI: $1,567Sewer and Water: Tenants payTrash: Tenants payHeat/Utilities: Tenants payHOA: N/AMonthly Income: $3,950Monthly Expenses:$2,952Monthly Cashflow: $999.92Total Monthly Cashflow using 50% Rule:$408.42Cash on Cash ROI: 15.35%Any tips for the first showing?

Think of oil and water. 

hi allsend out letters mon got a call today motivated seller problem  2yrs behind on payments had a balance of 76k has an arv of 110k have not seen house on the inside seller says they updated bout 5 yrs back but only bathrooms and carpeting has a pool with half water in it owner says nothing wrong with itI told seller to talk to bank about a shortsale as they just want headache gone but not willing to do l/o or seller finance any suggestion on how to get it under contractwho talks to bank about shortsale seller or buyertks in advance

People can't go further north (too much bridge traffic), can't go further south (proximity), can't go further east (mountains) and can't go further west (mountains and water).  

Not every one needs fixed right away but there are a few that are causing water to get in.

It's like finding a good fishing hole, keeping your line in the water, and waiting for the right bite.

Title has been slowing down the transaction due to a large water bill credit on the property.

Guaranteed tenants will put their shampoo bottles and everything else on that window sill, so expect water damage.  

I currently under water on this mortgage by about $20K.

Mind you I haven't pinned down a potential purchase yet as I am 13 months away from making offers.Being that I am going to be an out of state owner, even though duplexes and triplexes are my preferred route for RE investment ( I own a duplex in Los Angeles), I am leaning towards SFRs where the owner will be in charge of things like water, snow blowing and general garden and yard upkeep.