I have done the math many different ways in order to determine what I should offer, I would greatly appreciate the BP communities opinion's.Here are the details below:8 unit, all attached, one big "box", 3500 sf totalAll are 2 bed, 1 bath units that are 425 sf each (3400 sf total) 100 sf utility room)Dishwasher, Range, Refer in each unit.Units bring in $570 to $630 a month depending on tenant locked in rate, i.e. new tenants pay more. ($4790 / month currently) 100% occ., historically 95% + occ. rateQuality: out of date,interior 15-20 years old, entire apt. unit built in 1990Maintenance: well maintained but out of date2 story,  1 acre, room to expand, slab on gradeNear high school and walking distance to hospitalGross income last year was $56,000, Actual Op.

I have done the math many different ways in order to determine what I should offer, I would greatly appreciate the BP communities opinion's.Here are the details below:8 unit, all attached, one big "box", 3500 sf totalAll are 2 bed, 1 bath units that are 425 sf each (3400 sf total) 100 sf utility room)Dishwasher, Range, Refer in each unit.Units bring in $570 to $630 a month depending on tenant locked in rate, i.e. new tenants pay more. ($4790 / month currently) 100% occ., historically 95% + occ. rateQuality: out of date,interior 15-20 years old, entire apt. unit built in 1990Maintenance: well maintained but out of date2 story, 1 acre, room to expand, slab on gradeNear high school and walking distance to hospitalGross income last year was $56,000, Actual Op.

hmmm..... well I figured time is money and I received over $20K in two weeks to utilize anyway I see fit AND its not a loan its building my business credit.  

Hi Ethan Massa -Although I don't have any local recommendations I would recommend utilizing Thumbtack.com to find some great companies.

Do you have any responsibility for the warranty (deductibles, labor charges, misc. material/parts charges)? 

Being able to achieve your long term goal is well within reach if you utilize all the resources available to you.

This way, you can review the lease up fee, management fee, how they handle utilities and other payments as well as vendors.

I'm interested in investing in SFR's and small 2-4 unit multi-family properties in the Inland Empire, looking to utilize the BRRRR strategy (and possibly the occasional flip).

Assumption 1:  If the tenants pay their own utilities the expense ratio should be around 30% (in a well run park)Assumption 2:  if the owner pays the utilities the expense ratio should be around 40% (in a well run park)Assumption 3:  Do math for a 10 Cap-it works for any Cap rate you choose including  positive or negative*************************************************************************************************************************Net operating income=gross income - expenses Using the expense ration of 30%  => Net Operating Income*(1-expense ratio)=> NOI*(1-.3)Therefore:NOI/yr=(#lot)*(rent per lot per month)*(12 month per year)*(1-expense ratio)Cap Rate=NOI/Purchase pricedo some 8th grade algebra followed by some 6th grade math (dividing with a decimal)Purchase price=NOI/Cap rateTherefore:Purchase price{tenants pay utility}={#lots*Monthly Rent*12*(1-.3)}/0.1 =>84* lots * rentPurchase Price {owner pays utilities}={#lots*monthy rent*12*(1-.4)}/0.1 =>72*lots*rentThere are the 72/84 numbers derivedIts not rocket surgery.  

- it's always good to see another Hoosier utilizing this great site!