@Connor Burke just based on my quick look 1) all I can see is the outside pic you posted in the calculator, but based on the age of the house from that pic and the description mentioning needing a "little TLC" $8k may be low for repairs, 2) if it were me I'd up the vacancy to at least 8% since 8.33% each month would give you a month's rent set aside each year (1/12), 3) again, I don't know the age/condition of the house but my guess would be 7% CapX is a bit low, I'd up it to 10%.Not being familiar with the area, I won't comment on the assumed ARV, rent, water/sewer, or property taxes you used.

I've got my limits set pretty tight right now, but have come across some deals that have fit the numbers.

(opinion bonus) Is it worth the extra $2,000-2500 to hire two attorneys in two states to set up these LLCs/OAs versus utilizing some services I see where it can be set up for about $200 each if you add in EIN/OA work and maybe $125/year for registered agent in that state?

I would like to take the money and invest it into setting up two mobile homes on some land i have in the same area.

4) How much to set aside for maintenance, capex, and similar expenses.

Hemp is charged at a different rate but set up sort of the same, now for dispensaries it's normally based on sf typically runs about 5k pm which is normally 2-2.5× market for normal business rentals.

those are the two major reasons.For Tenants  i think the easiest would be the way we set up Note investments were the payor's monthly mortgage payment is ACH out of the account..

Leave yourself some breathing room and that'll set you apart from those who are pushing the envelope too hard.

At the end of the 3 years, if they go to closing, I give them $7,100 back for down payment and closing cost. 3.5% FHA loan (3,500) plus 100 bucks a month set aside ($3,600) equals $7,100.

Only catch is the University has set the home and neighborhood within its imminent domain master plan for development in 10-15 years.