Exactly the same building right next to mine closed a day later and sold for $250k ....Anyway; look at my numbers below and read explanation ...PGI = 2470vacancy loss = 4% 100EGI = 2370property tax = 309.4homeowners ins = 156.6utilities(common/water)= 165repairs and maint = 10% 250NOI = 1489debt service: PI = 1101.6monthly PMI 253positive cashflow 134After 6 months of research and looking at properties in the Chicago area, it was the best I could get.

4 plex right off busy intersection and <1/4 mile from interstate ramp.2bd/1bth 2bd/1bth 3bd/2bth 1bd/1bth4 Parking spaces (2 covered) + 4 street parking spotsPurchase Price 325K; 25% ($81,250) down conventional 30yrMonthly Mortgage Payment = ~$,1250-----INCOMEFully occupied, rents are $2825 combined.There is a shared washer/dryer room, listing claims ~$250 income a monthTotal Income w/ 5% vacancy factor = ~$2,900/ month-----EXPENSESProperty tax + Insurance + Water + Trash + Electricity for common areas + Landscaping + $200 Miscellaneous Repairs/Expenses = ~$1,000/ month+ mortgage payment = $2,250-----Yes I know, price is very high.

We'll also work on Joe :-P Thank you @Charles Waters Thanks @Shara Carlton and @Sharad M. for the votes!

Price: $150,000 (planning on 20% down) Rent: $3,100/month (4 units at 550/month and 2 garage units at 475/month)Utilities 1,450/month (Owner pays utilities, electricity, water, gas, for 2012 came out to $17,000)Mortgage: 750/monthTaxes/Insurance: 450/month (based on zillow)Cash Flow: 450/month (please let me know if I'm missing some basic expenses)Building has window A/C units.

. $34920 yearly gross revenuetaxes= $5500 per yearInsurance = $2500Lawn snow= $1200the building has 12 year old boiler with a baseboard hot water heating system.

I have been cautioned to avoid washer/dryer in building due to water bill increase.

The version I am using is watered down from the paid version but it does all I need it to do.  

Order early in the process and stock everything you need, saves a lot of time on running to the store.Things that aren't good from build are water heaters, toilets, and tubs... at least, at the low end.

Anyone familiar with Portland knows that the water/sewer system is a mess, and we just received our first water/sewer bill, which was quite large, to say the least. 

You will NEVER get rid of the issue unless you put costly drains around the foundation to drain off excess water properly.