Purchase Price: $280,000Down Payment: $75,000 (~27%)Loan: 6.625% interest, 30-year fixedRents: $1,350 per side ($2,700 total, tenants pay utilities)Property Taxes (2023): $4,247/yearInsurance: $2,600/yearProperty Management: 10% of gross rentMaintenance + CapEx: 10% of gross rent (includes reserve for roof replacement in 5 years)Vacancy: 5%Annual Gross Rent: $32,400Total Operating Expenses: ≈ $13,600Net Operating Income (NOI): ≈ $18,800Cap Rate: ≈ 6.7%Annual Debt Service: ≈ $16,000Cash Flow (after all expenses): ≈ $2,800/year ($230/month)Debt Service Coverage Ratio (DSCR): ≈ 1.17Cash-on-Cash Return (Year 1): ≈ 3.7%Notes:Roof expected to need replacement within 5 years (budgeted $10–12K).Tenants pay all utilities,Rents appear market average.Located in a stable B-class neighborhood with consistent rental demand.Population growth slightly negative but a 20 minute drive from Cincinnati.  

I am curious of who folks in the Puget Sound area are using for landlord policies? 

Do you need funding for your roof replacement?

Does anyone know what should be a typical cost for an HVAC replacement in the LA area for a 1600 SF property in Culver City?

I need to replace a rubber roof in Somerville.

She has a broken jet tub that she wants to replace.

The key is picking replacements that are clearly investment properties and closing everything within IRS timelines.

The payout is based on the cost to repair or rebuild what was damaged, not the total amount listed on the policy.Additionally, to ensure you’re fully covered, carriers require that you carry at least 80% of the property’s replacement cost.

I haven’t had anyone tell me there was damage and also offer to pay to replace the door.  

As part of this, you could try to get a replacement property under contract and negotiate contingencies with floating closing dates.