It is what is left after snow removal, cutting the grass, utilities, tenant issues, parking lot issues, property taxes, mortgage payment, etc. that make a difference.

When do you make owner payments?

Some companies call this a markup for managing the payment of utility bills.

Money for the down payments that comes in like an annuity either from your W2 efforts or from owning another business.

I have a large lump sum saved in an investment account for down-payment and any additional costs.

I guess my question is this: is the very low cash flow (due to my low down-payment and high interest) going to improve?

But, you can go up to 65% loan to value with no reserves, or up to 80% loan to value if you have 12 months payments already in the bank (12 months reserves_.

say you find a solid property in a low cost market for $200K and you buy it.between down payment, closing costs, rent ready / spruce up costs, and lease-up costs, you're probably going to need at least 50-65K in cash. 

I’ve done some research and have found that some banks will allow the seller finance portion from the seller to go towards the down payment of the loan, is that true?

Some of the discounts are good, but just be aware that you will be paying a payment processing fee on top of the discounts.