@Jason Dillard   I agree with your premise in non appreciating  markets were its a given that appreciation is not going to happen at any appreciable rate .... in those markets your NUTS to buy anything that can't cash flow significantly and or you have bought it under market ( IE retail value) And it really depends on your ability to scale and run an operation.. you need a crap load of doors bringing in 200 a month to make any serious money  like a 100 or more.

We want to get back to NZ, if we are able to work for ourselves, because we miss the relaxed atmosphere, beaches, and fresh fruit.

Mike and his partner do deals.. they come from appraisal backgrounds so really know the nuts and bolts of the business and the folks that attend are very nice people that are doing deals as well..

As soon as they start having a high number of claims from a specific type of risk, they tight the nut but it is not a cookie cutter.I'm here to help if you need it.

posting on craigslist for private money would be asking every nut job to sell you the world.

Having an $800/month nut (not including taxes, insurance, property management fees, cap ex, repairs, and vacancy rate leaves you no room to even cash flow.

I guess since neither of us work for that fruit-logoed company, it may be time to figure out an exit strategy instead.  

As a web programmer I go nuts with the misuse of terms. 

There is lower hanging fruit available for motivated agents generally.

If you can get a net of $100+ a unit using all the math the above guys suggested- and are comfortable that 80% vacancy rate covers your nut- In my mind there is no reason not to go for it  especially if there is an upside on raising rents when you have to do a rent ready.