My 'honey hole' as Jay likes to call it is 30 mins out and requires me to have a good maintenance guy on-site, in country.

The value add will be mostly in increasing the projects occupancy from low 70s% to market occupancy (about 94% physical, 91-92% economic).

I've had no trouble attracting interested "investors" however, they always low ball me.

The answer isn't always yes.Here are some options for you:Do a cash-out refinance on your townhome, use that money as down-payment on a new home. however, if you have an awesome low interest rate you would lose it. 

This Operations LLC (Property Management LLC) is the one doing the property management, maintenance, leasing, hiring of contractors, payments, advertising, etc., is the public facing entity.

There are low income people live on government handout.

Not sure how you would measure that in terms of risk but it was enough to convince me to wipe out my 401K (pay taxes on it) and get it into more low end rentals.Hope you have similar results,Shawn

Comps are in the low $600s (based on Zillow/Redfin).

Legal Fees $2400 Deposit Required for the mortgage - 20% - $35,000Right now rehab - 22,000Property improvements and correction of deferred maintenance over the next 2 years - additional $24,000 Mortgage payment - 871$ / monthWater - app $200/monthProperty Tax - app. $300/monthGrass/snow - quoted by a local company at $274/month (1800 for snow for the year, 1500 for grass for the year) Insurance - $140/month (got a great rate not cheap insurance) The heat source and hot water is natural gas, New furnaces and water heaters installed in 2015. 

Granted i know you have to calculate expenses, maintenance etc. so that's one way i was going.