The only benefit from buying there is reducing your monthly premium.  

We're in Portland, Oregon and very few cases can you hit the 1% "rule", and if you do you have to be creative.I wanted to share a win today that has been in the making for the past 10 months because I think it is a good example of what a low cap environment looks like and what a solid base hit looks like for those that want to invest in small multifamily deals.Here are the details on the property:9-units in an up-and-coming neighborhood Purchase price: $1,550,000Cap rate: 4.5%Average rent was ~$995 and Owner was paying for garbage and water/sewerWhen we took over we immediately had a couple units turn over, which was great because we wanted to get in there to do some upgrades (we do a lot on the sustainability side that include reducing hazardous building materials, energy efficiency upgrades, bike storage, decreasing utility consumption, etc).

Upside of course is a reduced vacancy.

But it is a big deal and something to strive for.As you mature in the buy and hold game, your tolerance for drama and problem properties reduces.

A deduction will reduce your taxable income, so let's say you are in the 25% bracket, then you reduce your taxes by $875.

If you reduce the price by $10k but it ends up costing you $30k to fix, you now have to come out of pocket that money. with there being no time to get Contractors in for estimates, it might be best to do one of 3 things.1.)

Now there are ways to reduce estate tax with proper planning before death. 

The point is to give you time to find better financing and reduce your monthly payment.- Rent seems high, but I don't know what market this is in.

You don't even need your first deal to be great, just get one under your belt so you can get over this anxiety. you're in FAR better position to buy than I was when I first started!

This would reduce your tax bill and build a tax-deferred account of funds that can be used for future investment.