15% Down in this market and cash flowing?

[John B.]

Is it possible anywhere right now with 2-4 units to cash flow with under 25% down? With 7% rates, vacancy, capex, taxes and insurance Im seeing almost negative cash flow for every property even in the midwest. That may be normal with that low of a percentage down. 

[James Hamling]

I am confused by questions like this of "is it possible".... 

Exactly what is NOT possible? Dream up the crazy scenario and I am sure it's happening or happened somewhere. Literally anything and everything is possible. 

Is it possible to get a place 15% down cash-flowing, yup, sure is, I have one for sale right now that does just that. Is it plentiful, heck no. 

Possible and plentiful are 2 very different things and it seems to me a lot of these posts use "possible" when they mean plentiful. 

There is ton's of good deal out there all over the place every day, there just not sitting on the MLS waiting for people to take them. And let's be honest, when has that ever been the case? When 1% deals were everywhere I recall people wailing that they couldn't get 2% deals. When rates were in the basement complaints price was too much, or it wasn't enough units, or or or....

Things are NEVER perfect. They weren't perfect before, I know I've been around some time there is just this romanticism with yesterdays market. 

It's work, just plain n simple. 

Want best rates, low down, go for seller financing. Want lower price, go straight purchase. Want 70% market value, move-in ready, big cash-flow, WAKE-UP because your dreaming. 

Back when I could buy 12 caps all day long guess what, they were far from perfect. The issue was deferred maintenance, operational issues, bad tenant's etc etc..    Yeah, markets changed BUT opportunity still exists it simply is different. 

You can't find any deals out there, your looking wrong.