Also remember any recent comps of an identical unit is listed at 1200 square feet to boost the price/sq. ft.

What about laundry equipment?

I'm not sure what the costs would be to buy equipment and bring the place up to code.

Per BTU, electricity is just about the most expensive heating fuel you can buy, but a lot depends on the space being heated, and how the occupant uses the heating equipment.

I have about $100,000 in equity currently as I have done all this on my own, or through my close network of people (have access to masons, landscapers, etc with heavy equipment).I need to reinvest this equity and have had the ultimate goal of owning rentals for several years now.

I like to factor in the "unnoticed" repairs like plumbing, and unexpected equipment failures.

Sometimes they just want to up sell and install a new equipment.

This is actually great, however...2 - Flipping gets you $53k in hand..right now.3 - Looking at #1 and #2 together, it will take you over 7 years to accumulate $53k...if you have no problems holding over those 7+ years.4 - Doing as I suggested, gets you this very same deal...plus another identical one. 

The only way they were removed is if someone had an identical house and knew how to remove them properly and reuse them or the sub took them back (illegal in a lot of states).

- Market is very high priced such that getting a 1% rule off MLS is extremely rare- MLS listed, move-in ready, C+/B- property in a C+/B- neighborhood- Property is a full duplex leased at $850 and $650 per month- Leases are month-to-month so rent could be raised or tenants replaced with relative ease- Rent-o-Meter shows the median rent to be $1300/unit and average to be about $1100/unit- Driving thru neighborhood a neighbor said he pays $1000/mo for similar/identical and is a multi-year tenant- Assuming $1000/mo/unit yields ~$125/unit cash flow and ~23% COC Return (10% reserve each for Vac., Mgt, Rep & CapEx)This all sounds too good to be true but here's the kicker: Rent-O-Meter shows the average rent trending significantly downward from about $1450 to $1100 over the last 24 months.So, my question is do I pursue what looks like about as good a deal as exists in my market (at least with on-market properties) or do I take the falling rent as a significant red flag?