The 6 unit can only go so high in terms of gross income.  

@Dan Baker welcome back to Sacramento (soon).Here is a list of REIA within 50 mi of Sacramento per meetup.com.The Roseville REIA is a great meet up, Capital City Wealth Builders, NorCal REIA, and Sacramento Private Money Lenders Group are all good as well.Not sure when you left in terms of how much has changed, and I don't want to speak too much on the areas as I'm not as well versed as many other Sacramento investors here on BP are. 

I (and probably most others) look at profit in terms of % ARV and % ROI.

@Brian Gibbons you have great points but that still leaves no solution for the tenant buyer in terms of rent credits...

Are there surprises in terms of fees, etc?  

I am just glad that we are in the position we are, because even though he is looking for a certain #, at least we know where we stand and what we are willing to accept in terms of cashflow, whether you are using a simple Cap Rate, it works.I like the car note idea for sure.  

The rates we have tossed around with the seller were 10% down @ 4.5% rate scheduled as a 30/5 balloon.I did a quick search about seller financing on BP before I approached the owner with a financing offer and it really does seem that the sky is the limit in terms of how the seller is compensated for carrying the loan.  

All brands have the same parts in them, as long as somebody competent installs them, they are all the same in terms of reliability.  

In terms of cost, just remember you can set up your equity filter (all filters) before buying the list.

I am looking elsewhere for providers in Chicago because even though the materials that Mack Investments have (brochures, website, pro-forma) look nice, I haven't gotten the right responses in terms of customer service, particularly on the property management side of things.