When I run the 50% rule with counting 10% for things like CapEx, repairs and maintenance, etc. and then subtract the mortgage payment I am sitting at about $100 a month.

You know all to well if a house in NYS sits vacant for say four years and falls behind in taxes you got a $30,000 tax lien.  

This is because we do not yet have enough capital for a high end property (1300-1500/mo) to sit vacant for a few months.

Sitting on $1.6 mill, we want to invest wisely.

So one of your risks then is the set aside portion of capital never makes a return as it sits and waits for its use which hopefully never comes.

When dealing with medium to large commercial properties, there is so much opportunity to make money through buying right, it would be a shame just to buy an 8 cap and sit with it.

Good cop being me the guy sitting in front of him trying to solve his problem. 

I purchased my first property cash - it was great value for the property but was too low to do an immediate cash out (less than 30k) so Im waiting not only for 75% LTV refi after 6 months (per my lender) and in the mean time and sitting on the sidelines with other potential deals b/c I do not want to get in over my head, no matter how good the deals I have to pass up are.

The tenant is quiet and low-key though.

I’ve gotten the letters, mailing system & schedule down—now that they’ve gone out, I sit back & wait for the calls to roll in, lol.