I think they might be more in the 2-3% range, so I would assume $4-6k in fees including loan fees, titling fees, etc...- Property taxes look low, but check to ensure they align with the area.- For vacancy, I would use 5% if it's a multifamily (2-4 unit) property or 10% if it's a one unit property. 

They range in size from 400-700 sq ft.

See the image below for the range of skills you need to succeed.If you select a city that conforms to all the criteria I listed and found a good local investment team, you should do well.

@Sean Starkey I agree with @Bob Okenwa that the price per Unit varies widely depending on the Class of property and location.I just closed a 4 Plex in Arizona City, AZ for a buyer that was $118,750 per door for a newer building in decent condition.

There are still opportunities out there.Most important is finding a market/school that makes sense #'s wise and then going an inch wide, mile deep in that market.

If you get outside of any metro a bit you can find a house in the $200-300k range but the hard part will be finding something that's not in terrible shape or a mobile home with a few acres of land.

Gives you a little cushion and long range perspective. 

Most of the properties are lower 600's and rents range from 2500 - 2800$.

In smaller cities the top notch properties will be in the 6 range. 

Then if the market value all falls into the same range then you can confidently move forward with an appraisal at your own expense.