Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Also, I see about $30k going to the reserves each month, which is currently  at $650k.

Focus and consistency are going to be your best friends.Also, I wouldn't tackle buy-and-holds right now unless you currently have a high cash flow revenue stream in place.

@Logan Lambert well my section 8 tenants that are currently in there are living pretty thugged out and I’m sure that when I need to recover the unit that it’s going to be significantly damaged due to the fact that I had an inspection done three months ago and wasn’t happy with the pictures I received.

Currently I own a large real estate company and still get some great value out being in his inner circle of real estate operators. 

Currently, my partner owns 100% of the shares based on him putting 100% of the cash (let's say $1,000,000) into the property.

Pressure to use affiliated servicesHidden fee structuresPROFESSIONAL BOUNDARIES ⚖️Good QIs maintain:Clear fee disclosuresWritten policiesProfessional distanceEthical guidelinesWATCH OUT FOR 👀QIs who:Push investment productsOffer tax or legal advice without credentialsSuggest "creative" solutionsPromise guaranteed returns on exchange fundsBEST PRACTICES FOR VETTING 📋Check multiple referencesVerify professional membershipsResearch online presenceReview complaint historyExamine years in businessINDEPENDENCE MATTERS!

A lot of education and a little bit of practice is something that one can accomplish with elbow grease. 

It enables us to keep our money working at our current rate, and it puts more money in the hands of the rehabber.

Even if someone in these forums were to teach you a creative financing strategy that required zero out of pocket cash and the seller was willing to accept those deal terms, you still aren’t qualified to own real estate with your current balance sheet.