@Rhonda Blue hi Rhonda not yet there with the numbers, still trying to figure out STR or LTR, alot of negatives remarks with STR's but my gut still steers me that way, your encouragement helps, and I'm more closer to making that final decision to invest in STR's, lets stay connected your advice is encouraging and appreciated....

If your rent numbers are at their max, it looks like the only way you could creep closer to the mark would to turn electricity, garbage, water and sewer over to the tenants.

Appraisal, survey, doc prep, escrow fee,  will come out closer to 3%.The only number that is probably pretty close is the taxes.

You probably need closer to 30 C-class properties to reach your goal of $4500/mo.

List price is 119k but I think I can get it for around 100k with an ARV closer to 165k.  

There are a lot of people out there that will give you advice and try and take your money, but only you know whether it brings you closer to your goals.

I believe it matters less than you think - the grass is greener, where you water it.

But that would be awesome for a single person (or closer couple haha). 

I need to tear out bushes, trim others, cut down a couple trees, and have grass planted

Last I heard window world was closer to $1000 per opening for lower quality product.