The hardwood floor of my whole unit needs to be replaced.It turns out the water is entering from my CMU wall due to the roof scuppers being overwhelmed and the gutters have significant bellies that are not allowing the water to flow freely.

(Boiler/furnace, hot water heater, windows, roof, siding)Why is it vacant????

4) What is the parallel to a real estate investor's surprise roof repair (deal buster)?

Comps in the area are upwards of $180k...Rubber roof in 2003HVAC's probably have 10 years left.What am I missing here?!

Asking $389,0008 unit Annual Rent Income = $54,840Annual Expenses - Gas/Electric = $5020- Insurance = $3500- Property Tax = $6396- Water/Sewer = $3535- Trash/ Lawn / Snow = $24008 year old roof, new water heater, old hot water boilerTenants pay their own electric Coin operated washer/dryerI will be purchasing with 20% downI have my own numbers and have included 5% each for vacancy/ capex in mine.

You costs are aggregated between several units and thus over the long term, are more likely to save money when you need to replace one roof instead of four.

30k could get you a property, but you have to consider capital expenditures (HVAC goes out, roof replacement).

In the past 8 years its had a new roof, two new furnaces​, two new ac units, updated electrical and plumbing​. the insides have nice laminate​ flooring​.

Plumbing in the amount of $150.00 and a roof repair of $2,500.00.  

Depending on how long you want to hold the house, setting aside money for capital expenditures (roof, HVAC, water heater, etc) will come in handy when you need it.Hope that helps!