该不该买这个投资房？

http://www.mitbbs.com/article_t/Investment/31301023.html

发信人: maizegirl (叮当), 信区: Investment
标  题: 该不该买这个投资房？
发信站: BBS 未名空间站 (Tue Feb 10 17:17:49 2015, 美东)

想买一个投资房，有19个unit。
卖方的agent在listing里面讲gross income是128K/y， expense是45K/y。房子卖600K
。看起来收益率很高，于是找了一个buyer agent问seller agent要到detail的expense
list。

问题来了，detail的list上的expense实际是96K。问buyer agent是怎么回事，buyer
agent回答说：

Personally, I think the Owner/Seller has embellished their expenses in order
to get a larger deduction, and pay less income taxes.

I think the List Agent, in estimating the $45,000, only advertised the items
that a new Owner should expect.

The Owner/Seller is going to deduct:

$300 for office supplies
$14,000 for "payroll??"
$7,440 for the Manager's apartment at 2D
$1,800 for Accounting
$6,000 for legal expenses
$3,000 for pest control
$2,000 for sub-contractors
$12,000 for repair/maintenance
$1,200 for cell phone
$2,500 for travel expenses

Some of these above can be accurate, while many can be embellished for the
Owner/Seller to pay less income taxes.

The expenses that are for sure going to be on a usual/customary P&L; are:

Trash/water/sewer $11,980
Gas/Electricity $19,291
Property tax $6,198 (for this Owner, likely $7,500 for a new Owner)
Insurance ?? (for this Owner, $7,740)
Property Management ?? (for this Owner, they're stating they paid $7,440 for
an on-site Manager)

My guess is that the Seller's Agent is advertising the $45,000 based on only
4 of these top 5 expenses, so the $45,000 cannot be reflected as accurate
either.

这个靠谱吗？应该考虑买吗？
另外，这个房子在穷人区，虽然账面上是fully occupied，请问如果现在里面的租户将
来付不出房租并且claim这是他们唯一的住所，landlord 能evic 他们吗？

谢谢！！