I had a road network contract before, then the developer asked me if I am able to build duplexes, gathered all heads and gave a go, long story short, got a contract for 4 duplexes, the contract I got was simple, separate contract for each duplex, and line item for class of work like a detailed SOV should, i have line items for foundation, framing, until painting and landscape, draws were weekly because I didn't trust the developer Fridays are inspections for % work complete and Tuesday was payday.

Electrical, Plumbing, Heating, condition ExpensesInsurance- 90 (call for a quote)Landscape 30 (if needs to be done)Property Taxes- 150-225Vacancies- 8.3% (lower depends on area) Repairs- 9% or moreCap Ex 10% or morePm- 10% (when mange) Garbage- 50 (if needed)Water/sewer - 90-100 (if needed)Future Return Income increases- 1-2%Property increases- 1-2 % Expense Increase 1-2% Return Goal: 12% COC Return

New kitchen and bathrooms, new floors through-out, installed a central AC unit, updated electrical and plumbing, new landscaping, pool had to be resrufaced, new garage door, new windows all around, new doors, landscaping, new wider driveway, exterior/interior paint, painted the garage floor and concrete in the backyard and new appliances.My current deal is very similar.

Make sure you check out the crime statistics in the area.

Do you need to figure in mowing/landscaping etc... too?

I do my tile, trim, most carpentry, most painting, landscaping etc. in the end, I weigh what paying a pro verse paying myself costs.

It really ought to be less than $800K for the whole shebang.Obviously, there are a bunch more numbers to plug in - CapEx, insurance, vacancy rate, landscaping, snow removal, admin and management, etc.

That's like saying because 90 percent of investors fail REIA's should not exist.Hopefully some agents that come across this post will recognize the benefit of a group and connect with me, then we can help each other not become a statistic :)

Hvac, fixtures, landscaping, water heater, appliances, kitchen, Windows, paint, etc 

Insurance water exterior maintanance landscape all included on the condo fee of 270.