I hope once I get rents up I could get closer to break even but the cap rate is like 3% ? 

I've found an area I like with low property taxes, easy entry, and low rental inventory and it has a great one stop shop property manager that will do everything - purchase, light rehab, rent, maintenance, future sale but the long term numbers in the area aren't that exciting other than easy entry.Example of what I'm finding:Purchase price: $100KForced equity by getting it rent ready also adds 20%-30% to value with a few weeks of workTwo months average time on market to rent$1200 - $1400 monthlyCash flow $100 month after all expenses, PM, vacancies, CAP/EX etc.The trade off for easy entry is low rental increases and low appreciation Do these numbers look worthwhile assuming adding multiple properties per year?

Pricing discipline matters more than ever.If you’re comfortable sharing numbers, I’d be happy to break down cap rate vs. cash-on-cash assumptions.

Quick check if you find a 10 unit at 900k and it nets 90k a year that is a 10 percent cap and solid in many GA and TN markets, but if expenses are loose and true NOI is 70k you just paid a 7.7 cap and that is a different deal.

Tax increases are capped at ownership so they rise slowly.

But similar to you the old "you don't know what you don't know" it is difficult to figure out what exactly that is.I believe that is the core of your question @Richard F.

- ARV - all line item costs = Profit- NOI - Debt Service = Cash Flow- ROI, Cash flow per door, and cap rate- Residential uses comps (PPSF) and commercial uses cap rate (comps).Also, have you ever missed out on any opportunities because your analysis took too long to finish? 

Canadians seemed to have dogpiled in to Southern Ontario markets pushing cap rates and returns down.

My name is Matt Moore, and I’m a Loan Officer with Cap One Lending.I specialize in helping clients navigate the mortgage process with clarity and confidence — whether you’re purchasing your first home, refinancing, or building your real estate investment portfolio.

Use the OM to determine the opportunities while also confirming an accurate cap rate has been used to align to the property's current market value (and/or listed price).Between operating costs and the cap rate is where you'll find the potential opportunities and if it's accurately valued, respectively.Never buy based upon projections versus actuals.