I'm trying to run a potentials credit.

I believe I'm running my numbers correctly, but would love some input.Purchase price: $99,000.00ARV: $150,000.00Improvements: $2,000.00 (home is rent ready, but needs fridge, dishwasher, and a cleaning)Closing cost: $5,000.00Mortgage: $531.00Property tax: $320Insurance: $85Vacancy: 5%Maintenance & repairs: 5%Cap ex: 5% (I'd generally do 10%, but this is a townhome)PM: 0%HOA: $300Potential rent: $1500-$1600Potential monthly cash flow: $40Cash-on-cash return: 9.5%Total Equity: $50,000.00Here's the deal.

We got a call 4 days later (while out of town) from a neighbor that water was running out from our garage and front door.

You'll want to reach out to @James Marszalek He runs a real estate meetup in the area, is an investor, and is an awesome agent. 

I also don't know what other restrictions we might run into around a conventional mortgage on a second home.I appreciate you're advice!

Each time a city over spends and runs out of money they keep turning to the "greedy" landlords to squeeze. 

You can see their work first hand and find out who runs their crew.Good luck!

This property is VERY small and I want to run it as a test case in the area.

The issue I have run into is with the banks, I can't find a portfolio lender that will do a 30 year commercial loan like the guys on the BP podcasts always talk about.

Always run your numbers, always be smart, and plan accordingly!