Property Evaluations Quick Evaluation Saint Louis

[Joel Ray Cotton]

My name is Joel,

I have a friend who is looking to sell 6 of his rental properties and I have been evaluating the financials to see if they could be a good deal. His average rent between the 6 is currently $726, total $4625/month, and looking for $250k. Taking into account his current Insurance, HOA fees (2 condos, see image below), and property tax estimates. I have a couple different questions after you look through my PDFs below.

Ultimately I know that he is looking for around 250k for the deal, and with a standard 20% down evaluating it on a 50k COC return. Seperately I am looking to do a cash-back deal as I see that there are some deferred maintenance that needs to be done on the properties totally 30k at most. I am going to walk the properties in the next couple days to get a more accurate understand of that.

My questions are in regards to closing the deal and miscellaneous expenses:

How much does a title company charge to convert 6 titles etc?

I am assuming that each rental will need to Assessed and Inspected individually?

If I get a single portfolio loan how do I go upon negotiating release clauses so I can sell off individual properties if needed?

What is the premium in APR for going with an portfolio/commercial loan vs individual loans?

Is 20% down enough for most lenders if the properties are cash flowing like these?

I estimated 20% Vacancy which is a tad high but figured I would still be covered in all of my scenarios in my PDF, is this correct?

Be honest in your evaluation you cant hurt my feelings, Thanks in advance!