$1100/year Vacancy = $92 Principle & Interest = $340 Total monthly costs = $896.50 Cash flow = $1150-896.5= $253.50 Per unit cash flow = $126.75Cash on Cash return = $253.50x12 / $23,450 = 13%Cap Rate = $7122/$83,000. = 8.6%Would you take this deal?

Or at least a 12-month history with your tax returns, and the calculations are different as of march 2018 with Freddie Mac.

It seems painting gets the highest rate of return for the cost involved.

i'm in the process of exchanging out of an existing property, and into a large multi-family value-add syndication through a TIC structure. the syndication team is looking to refi their acquisition loan approximately 2 years after the acquisition to return investor capital. the business strategy calls for a sale in year 5. any one out there able to opine as to whether the cash-out refi would fall under the 'step transaction doctrine,' and thus be a taxable transaction for me?

You do have to pay a premium so your return isn't as high as other providers.  

Does this approach cut into your return?

Prices are still at a point where a good return is possible and there a lot of up and coming areas that are showing extremely good returns.

Looking at the numbers CAPEX and repairs add a huge amount to the monthly expenses.For instance, this third deal:Monthly Income: $1,100Monthly Expenses $1,134.14Monthly Cashflow: -$34.14Pro Forma Cap: 5.22%NOI: $5,215Total Cash Needed: $11,050Cash on Cash ROI: -3.71%Purchase Cap Rate: $5.73Sale Price: $91,000Closing Costs: $2,500Renovation Costs: $4,550 (5%)TOTAL PROJECT COSTS: $98,050Down Payment: $4,550 (5%)Loan Amount: $87,314.5Loan Points: $864.5 (1%)Amortized: 30 yearsInterest Rate: 5%P&I: 468.72Total Cash Needed: $11,050Property Taxes: $2,184/yr2% Rule: 1.13%Initial Equity: $12,685.50Gross Rent Multiplier: 6.89Debt Coverage Ratio: 0.93Expense Increase: 4%/yrIncome Increase: 5%/yrProperty Value Increase: 4%/yrCash on Cash ROI: YR1 (-3.71%) YR2 (-0.63%) YR5 (2.64%) YR10 (9.76%) YR15 (31.56%)Annualized Total Return: YR1 (2.48%) YR2 (22.27%) YR5 (26.37%) YR10 (26.47%) YR15 (22.20%)Total Profit if sold: YR1 ($274) YR2 ($5,469) YR5 ($11,251) YR10 ($24,701) YR15 ($70,982)Expenses:HOA: $82Insurance: $66Taxes: $182MTG: $468.72 (@5%)TOTAL: $798.72Vacancy: $110 (10%)CAPEX: $190/mo (~2.5%)Repairs & Maint: $380/mo (5%)TOTAL EXPENSES: $1,478.72These expenses are different than the $1,134.14 mentioned early on.

The funny part is at the closing table he jokingly said "I wish there was something I could do with these fund to earn a decent return". ;-).More to the point of what specifics of what to be aware of are I know I have read on here that there are different ways to title/deed/etc.... things that can make it more beneficial to the seller or buyer if things come down to a foreclosure - learn those.

I know that SFR's are  expensive, I am interested in rental properties with descent returns , is this possible in this area?