@Kevin Kim What I see and experience is that single-family with ADU is a better investment vs 2 to 4 units as far as ROI and other factors (tenant quality, location, maintenance, etc).

Once you factor in closing and the cost of roof and A/C whats your cap rate?

I know it depends on the individual /family MAGI, but what is the limit, slabs and does any other factors involve here ?

Might be other factors though.Sure not everybody has a soul-sucking existence and many would still want to work their W2 anyway, for as long as they can - that's the optimal situation, and I hope everybody could experience this, but let's assume for the sake of discussion that this is not the case for everybody.

While many are self managed, sophisticated buyers (when it comes time to sell) will be factoring this into their underwriting.

i have seen 570 credit scores that have better factors than a 630 credit score meaning the factors where much more reasonable.also as i mentioned i am in a class c- area.i am not challenging you, i simply like to hear what other people  with experience think.       

@Chris VanAckeren I have not been able to walk through the property and I will not have more accurate information until around Thursday.The repairs I have considers and their factors are as follows:1.

It’s a 1 bed, but I was factoring in a possible conversion to a 2 bed. 

That's what a 2% vacancy factor.

At quick glance maybe the cash flow won't be so great when you factor in vacancy, repairs, cap ex, and property management. if you found the property on loopnet I'm assuming its a multi family.