A DA 4187 is a Personnel Action Form, not orders.

Every time I seem to d a calculation based on what I think are fair purchase/rent prices, I struggle to find positive cash-flow properties once I account for debt servicing and expected expenses (50% of Gross Rents).I was wondering if anyone has ever made their first REI in an out of state property, or at the very least, a 2-3 plus hour drive away property?

Mike Baker, you da MAN!  

That is why the world has specialists in different areas-utilize these Professionals. 6) Your beginning real estate investing team should consist of: A) an investor-friendly Realtor, B) a Real Estate Attorney (where real estate transactions are the focus of the practice), C) a General Contractor (Introduce yourself, your investing plan, then ask for help when needed), D) a List of Buyers-Your "A-Team"/partners will grow and change throughout your investing career.

"go throw your money in bitcoins or the stock market if you're only going to get 5%" I know some other investors won't even touch anything that isn't north of 15 or 20%. but hey we're just mom and pop starting out here.initial-995000year 1513year 21400year 32325year 43255year 54209year 65181year 76168year 87180year 98208year 109261reversion1650000Cash-on-Cash Let's assume the same numbers SGAI= $66,00012% V&C @ $-7920Effective Gross= 58,080Less op ex-taxes (assuming assessed value somewhere in the range of 900k), DA's= 10,700-insurance @ 900-repairs 5% @ 3,300-capex 5% @ 3,300prop mgt 10%@ 6600 (even though we'll be managing it ourselves)op ex at -24,694NOI= 33,386debt service ($2,460 monthly) @ -29,520pre tax cash on cash return of $3,866investment down on original SFR= 168kNC cost of rear unit = 325kall in cash amount = 493kCoC of .78% ....If you take out prop mgt of 6,600 (because we'll be managing it) its 2.12%...Is it safe to say that COC is not as useful in sub-markets/properties where the properties don't necessarily cash flow great and lots of the upside rests in the rental growth and appreciation? 

@David Da Silva Welcome to BP

I know, da^^n that math.You're right about a happy home...but not so right about existing "regardless of financial gain or loss". 

As you saw from the post I just posted we just bout a da** good deal and now its time for the Reno-s :). 

Luckily the police and DA agreed with us and arrested him yesterday and charged him with Extortion for his attempt to blackmail us into revoking the eviction notice and not raise his rent in exchange for him not filing his false reports against us.

Either way 'Da Dream' You've got your game plan.