If what you are paying in debt service is lower than your NOI, then you are in the black and not paying too much for the property.

Yes, over time there was good upgrades ( ~7k per kitchen) but it's paid off in both c/c and FMV.I refused to purchase a non-cash flowing property in speculation of appreciated FMV, so at 2/3 occupancy we were in the black day one.

I can post the PDF if I can figure out to black out my personal info.

@Charlie Fitzgerald never heard of that, I wonder if I would like it or it would be like a peanut butter and tuna fish sandwich (ie "I like peanut butter and I like tuna fish, so lets stick em together").  

Tenants were paying their bills online and my books were transitioning (slowly) from red to black.

My guess is you DON'T have a "black book" full of the names of Cash Buyers bursting to buy deals from you, but only you - if only you could get Agents to hand deals to you on a plate.

I was in a similar situation and decided to go with black to match the other appliances.

Praxis Capital (praxcap dot com ) for the option of being in a "diversifed" black poll portfolio where they buy multiple (>10) properties as buy to rent or buy to flip.

Stay away from ANYTHING post and pier on those black mud hills. 

Gotta say, I almost find it amusing that wholesalers don't understand, especially in Florida, that your "business" is like running a bookie joint, you're underground, black market, off the radar "business" is the target for regulators.