This is a solid, well thought-out breakdown — especially coming from an all-cash background moving into leverage.At a high level, the deal looks like it can work, but it’s fairly tight once you layer in realistic operating assumptions.A few things I’d look at more closely:• Your utilities at $700/month ($8,400 annually) are a meaningful drag — if there’s any path to reducing or partially shifting that, it would materially improve the deal• The maintenance and capex assumptions may be a bit light for a 1970s asset, especially with known foundation work• With only ~$700/month projected cash flow, even small variances in vacancy, maintenance, or expenses could compress returns quickly• Make sure taxes are fully stabilized at the purchase price — even smaller increases will impact your marginOn the positive side:• Basis seems reasonable for a 5-unit• Rents appear achievable based on your conservative estimate• You’re not relying on aggressive appreciation or proforma upsideOverall, I’d say:👉 It works, but it’s not a wide-margin deal — execution and expense control will matter.Curious — have you stress tested what happens if expenses or vacancy come in slightly higher than expected?

It lets you test the demand for the location without committing to a $1M infrastructure build. 

If you're currently driving 4 dollars, do you use or recommend using Deal Machine-or some other system?

Cold calling, direct mail, driving for dollars, even referrals.

As I've grown, I've honed my skills in connecting with sellers, building trust, and identifying what drives them.Negotiation is not just about the numbers; it's about understanding the pain points and priorities of the seller.

I don't do drive-bys, I actually walk it for 30 minutes.

The thinking is that weekend demand carries most of the revenue, while the weekdays serve as my primary residence.On weekends I’d typically either visit my parents (no lodging cost) or spend time in a nearby city, so being out of the property those nights would fit my routine.Before buying, I want to test the weekly reality — being out every weekend, coordinating cleaning, turnover timing, etc.

- Are you stress-testing interest rates above current levels?

One thing most people miss: driving for dollars isn't just about finding distressed properties, it's about timing your follow-up.

How do you stress test beyond the single project?