Hey Henry,There seems to be a lot of new college grads moving to Charlotte, myself included.

This does not include HVAC, roof, plumbing, foundation, and electrical.What type of houses/buildings are you focusing on?

Has the solar system been included in the foreclosure amount?

If a Triplex then it may require 25% Down as an investment property.Why do you have PMI included?  

And that's not including any closing costs you may have to pay.If you want a smaller downpayment, you could purchase a property for yourself to live in.

I enjoy sports, playing guitar, and the beach.I have completed the 135 hour real estate salesperson course through Rockwell Institute, and really felt like I learned a lot.

So, I would include that $4000 in your discounted offer.  

You did not include Vacancy reserves, Property Management, and your 3% for both CapEx and Repairs are too low.  

For NOI there is huge variation on what is included as income and expenses.

I will give you some examples of what I have negotiated on current holdings and also am in discussions with a much larger project that includes a national lender.Local community bank refinanced December and then again in June both 7 year fixed money.