Once i finalize things and "stabilize" better it should be close to $7000 gross. 

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

SO for 2-4 units, get a couple of quotes.5% vacancy is about right, but with collections now, economic vacancy is higher.Think I'd just get a real rent roll and then figure expenses = 45% of gross or about $5K-$6K/unit/year. 

A small multi that costs you 88k and grosses 2K sounds like a go to me.  

His name is Bill Gross and he is a Realtor with EXP Realty in LA. 

But I also don’t have to smell that very distinct “dog pee/cat pee/cigarette/other gross stuff” smell when walking homes.

Rents have plummeted since the oil field took so many job casualties, so once everything returns to homeostasis I would reckon the gross potential rent would come back up as well.

You have an HOA which is an uncontrolled cost, high property tax, and give 8-10 percent of gross rent to your pm.

The ROI on the cash flow alone would be 30%-80%+/year if you could actually get a property at over 1.5%...Here is some basic math on how the ROI works:Ex/Deal #1) -$100k PP, $20k down/invested-Loan payment and all monthly payments excluding utilities =$500-$600/month-Gross Rent =$1250-$1750/month (@1.25-1.75%)-Net Cash Flow =$650-$1250/month =$7.8k-$15k/year on $20k Investment =40%-75% Yearly ROI in just Cash Flow

It's a 40 min drive to do a showing, so I ask when they want to move in (I need someone ASAP), how many adults (Boulder limits to 3 unrelateds), then I say min requirements are gross income > 3x rent, min credit score 650, no evictions, etc.3.