Not Enough Money to do all 3, Have to pick 2 =( need help picking

[Jeremy Komer]

Hello everyone, for once I actually have more good deals on my plate than I can actually finance.

I feel safe doing 2 because I like to have a solid amount of money to deal with unexpected items like furnaces or water pipes in the other units.

Here are the deals

Deal 1

Owner occupant in up and coming gentrifying neighborhood with allot of nearby development slated for the next couple years, its a 4 family all different bed/bath combinations. Needs a new roof, already have a good estimate that includes removal. Inside needs to have paint and general small updates that will push rents upto the market but not improve equity.

Likely will entail turning the entire building over in the next 6 Months.

numbers below are for renting it out from day one (likely would collect 900 less as an occupant)

Total monthly income	Price	$ 250,000.00		Category	Actual	Benchmark	Meets?
$3,200	Costs	Gross Income		CAP RATE	10.73%	9%	YES
Mortgage, taxes, insurance and utilities	$2,040.44	$38,400.00		CACROI	7.97%	10%	NO
maintenance and capex	$ 640.00	20.0%		break even point in months	75	60	NO
vacancy	$ 320.00	10%		NOI	$ 199.56	$500	NO
down payment	$ 12,525.00	5%		Tax liability	$ (6,714.40)	$ -	YES
Fees	$ 2,505.00	1.0%		Annual Net Income	$ 4,073.29
Cost of Capital Improvements	$ 15,000.00
Monthly Profit	$ 199.56
				1793
TAX	Money	REVERSE VALUE		21516
Net Income	$ 32,627.19	$362,524.30		172128
Depreciation Expense	$ 9,109.09
Projected Taxable Income	$ (6,714.40)
Item	Cost			Tax rate	1.81%
Roof	$ 15,000.00			Estimate Mortgage
				Interest rate	3.25%
				Payment	$1,035.68
				Period in years	30
				PMI	$ 106.69
				Taxes	$ 377.84
				Insurance	$ 103.23
				Total	$2,040.44
				Utilities	$417

DEAL 2

Deal 2 is a commercial property that in a well loved local neighborhood where renovations and flips are very hot.

it requires some work to turn it into a duplex but its location is great and architecture very unique. However the first floor with have to be Airbnb or medium term stays to stay compliant with the zoning and rezoning to fully residential would be unlikely so I am stuck with a commercial loan.

Total monthly income	Price	$ 160,500.00		Category	Actual	Benchmark	Meets?
$2,100	Costs	Gross Income		CAP RATE	10.99%	9%	YES
	$998.77	$25,200.00		CACROI	5.42%	10%	NO
maintenance	$ 420.00	20.0%		break even point in months	102	60	NO
vacancy	$ 210.00	10%		NOI	$ 471.23	$500	NO
down payment	$ 46,545.00	29%		Tax liability	$ (181.65)	$ -	YES
Fees	$ 1,605.00	1.0%		Annual Net Income	$ 5,700.13
Cost of Capital Improvements	$ 56,150.00
Monthly Profit	$ 471.23
TAX	Money	REVERSE VALUE
Net Income	$ 21,501.25	$238,902.80
Depreciation Expense	$ 5,836.36
Projected Taxable Income	$ (181.65)
Item	Cost			Tax rate	1.81%
furnace	$ 5,000.00			Estimate Mortgage
AC x2	$ 10,000.00			Interest rate	4.00%
Archectect	$ 6,000.00			Payment	$690.54
Chimney	$ 2,200.00			Period in years	20
Radon	$ 850.00			PMI	$ -
Hot water heater	$ 1,500.00			Taxes	$ 242.09
Cut Floor Joists	$ 600.00			Insurance	$ 66.14
First floor remodel	$ 30,000.00			Total	$998.77
				Utilities

Deal 3

#3 is a neglected duplex in a prime location. rents havent been raised in over a decade and are less than half market rents.

Its been haphazardly patched up through the years cosmetically but the big stuff looks fine. 

will need new kitchen cabinets, appliances, paint, flooring, etc

will also need the current tenants to move out.

Total monthly income	Price	$ 150,000.00		Category	Actual	Benchmark	Meets?
$1,800	Costs	Gross Income		CAP RATE	10.08%	9%	YES
	$809.07	$21,600.00		CACROI	9.03%	10%	NO
maintenance	$ 360.00	20.0%		break even point in months	90	60	NO
vacancy	$ 180.00	10%		NOI	$ 450.93	$500	NO
down payment	$ 37,500.00	25%		Tax liability	$ (43.38)	$ -	YES
Fees	$ 3,000.00	2.0%		Annual Net Income	$ 5,422.01
Cost of Capital Improvements	$ 19,400.00
Monthly Profit	$ 450.93
TAX	Money	REVERSE VALUE
Net Income	$ 18,143.23	$201,591.40
Depreciation Expense	$ 5,454.55	$6.00
Projected Taxable Income	$ (43.38)
Item	Cost			Tax rate	1.81%
Kitchen x2	$ 6,000.00			Estimate Mortgage
Appliances x2	$ 7,000.00			Interest rate	3.75%
paint	$ 2,000.00			Payment	$521.01
drywall	$ 2,000.00			Period in years	30
flooring	$ 2,400.00			PMI	$ -
				Taxes	$ 226.25
				Insurance	$ 61.81
				Total	$809.07
				Utilities

my gut tells me 2 and 3 are better investments because of the value add/equity potential but I wanted some other eyes first.