The closing costs would be 19k with 5k in prepaids, with 14k in closing costs including broker fees.

Operating Expenses (other than management fees): Estimated operating expenses can deviate significantly from one bidder to the next.Cap Ex Costs: Estimated improvement costs can deviate significantly from one bidder to the next.Rent Growth: Estimated rent growth can deviate significantly from one bidder to the next.Cost of Debt: If debt can be assumed and is cheaper than the current market, most bidders will share same input.

The cheap homes look good on paper, but cost a lot more as they often attract less desirable/more problematic tenants.

Research comparable properties in the area to gauge pricing, rental rates, vacancy rates, and demand.Property Insurance: Obtain quotes for property insurance to understand the potential costs and coverage options.Survey: Consider getting a property survey to confirm boundaries, easements, and encroachments.Due Diligence Contingencies: Include due diligence contingencies in your purchase agreement to allow time for inspections, assessments, and resolution of any issues uncovered during the process.Risk Assessment: Identify and assess potential risks associated with the property, such as market volatility, tenant turnover, maintenance costs, or regulatory changes.Exit Strategy: Develop a contingency plan or exit strategy in case the investment doesn't meet your expectations or unforeseen circumstances arise.By thoroughly conducting due diligence, you can minimize risks and make an informed decision about purchasing the property.

I always tell buyers DO NOT BUY if you're not ready, but if you are ready, waiting can cost you. 

Keep using your 2/5 primary no tax up to $250,000 and your basic rent offset cost for the investment.2.  

Estimated closing cost is $7776.80 on a $75k washout refi. 

Let’s say you sell for $672 and net say $620k after selling costs?

Cost was like 30% less than the next cheapest ones. 

(Effectively doubling the taxes.)