My husband is active duty we have been able to leverage both the transient nature of this job and our VA loans.  

.$1,800 Laundry (old top load COIN (0.75c) washer/dryer, I believe this can be improved, with new card machines)ExpensesBldg Insurance        2976Flood Insurance      2690 (hoping this doesn't increase...)RE Tax                    6297Electricity                720 (decrease through more efficient lights/washer/dryer)Natural Gas            1200 (2 tankless water heaters, decrease through showerhead)Water/Sewage/Trash  4380 (don't know exactly how much for water, though trash is $33/unit, hoping to add water saving aerotors/showerhead/toilet to all units, maybe submetering)Lawn Care               540   (Will eliminate this due to me living on site) 7% - Vacancy               5187 (little turn over)7% - Management        48246% - Maintenance        4446Actual Income $75,900Expenses        $33,260Net Income      $42,640P&I                   $29,568P&I 2nd              $9,278End Cash Flow $3,79475% loan 5.25% fixed/amortized 5/25Seller financing 40k 6% over 5years So my question is, will this deal work?

Just be natural and try to figure out how you can help them solve their problem (they do not know you're a newbie)Just keep on trucking, call upon FSBO's and keep marketing.

Human natural solids can cause system failures without the introduction of foreign materials. 

The shitter the little town the better*transient population exceed natural houses available so with BAH the prices for rent tend to be higher than mortgage*Not all bases are created equal- the key is to know your base.

However I don't lay out the application on the counter, I put them in a drawer and only hand them out if and when asked.Personally I don't like artificial scents or fragrances, candles or sprays, I go with natural and organic. 

But that can be the nature of the investment.

I have developed a great natural friendship with a property manager over the last 5 years or so. 

When one unit is vacant, the hit on cash is more balanced.I'm almost out of Fanny / Freddie loans, so soon, the answer becomes multi 5+ by the nature of the US lending industry.

Geez Jay, it is like having an Ace in the hole with your sage advice.