I was at a yard sale recently (I always keep my ears open at yard sales) and the owner starts telling me about this website...

Hello @Jesse Hopcus,During our conversation a couple of weeks ago I forgot to mention as to where I get my free probate leads.Here's the website: https://adtech.dailyjournal.com/legalAds/Is use this website for new probate leads for San Francisco and Sacramento counties.

Utilities are generally public and you can call them to get averages, taxes are public as well and can be pulled either from a assessor website or at their office, insurance companies can give you cash value and replacement value quotes by giving them an address, general rule for running calculations for vacancy is 5-10% of gross income, I have seen maintenance expenses all over the map (anywhere from $300-750 or a % of the rent - those vary depending on the number of doors in the deal as well as how much deferred maintenance has to be dealt with or how much rehab you are going to do to negate the deferred maintenance), contracted services, call a few landscapers and get quotes and use those for your analysis. 

I can refer you to my handyman, I’ll PM you his information.

In the true multifamily arena Duplexes, Tri-plexes, and Quads are not referred to as multifamily in regards to deal structure, financing structure, and underwriting standards, If you're looking at 5 Units and up your local residential agent may not be the best fit for this deal, you may want to use a commercial broker.

I was constantly reading references to Bigger Pockets but was reluctant to check it out.

I am not sure what you mean when you refer to "delayed financing", could you explain for my benefit? 

I was told that doing a search for Substitue Trustees on the Register of Deeds website is the way to go.

PS Section E refers to Detached units, my unit is attached (basement).

They were saying this propert was a 7%cap rate, but now it seems they may have been referring to the 2018forma only.