It appears the units are below market, however with some cosmetic repairs and perhaps some capex's I feel I could increase the rent by at minimum (based on local comps) 68%.I would offer 85% of list and estimated $20,000 in repairs/upgrades (this is probably a generous estimate - the property appears to be in good shape, basically needs a face lift).With all these figures, including the 50% rule, financing with 20% down @ 3.5%, I come out to a profit of $262 per unit and a cash-on-cash return of 9.53%.So, does this seems reasonable?

There are other bonuses to hiring a spouse for your business such as the ability to open a Medical Expense Reimbursement Plan.

While there, I turn my phone off and ask lots of questions.Something I’ve noticed is that successful people tend to be very generous with their experiences.

Simple - just be generous with yourself, and assume they'll trash everything in sight and steal the appliances, cabinets, plumbing and electric. 

We have used various methods to save up for down-payment funds: we set aside pay raises instead of consuming them, re-enlistment bonus sums, tax-free income from deployments, an inheritance check, the tax-free savings account while deployed...And so forth.  

Lot's of great information here in this very generous community.  

The guests are very generous with their knowledge and examples of how they run their business.  

@Loic Billiau we are buying in Memphis strictly for Cash Flow and any appreciation would be a bonus.

The Roth portion of another qualified employer plan like a 401k, 403n, etc can be rolled over into the Roth portion of a Solo 401k.The solo 401k does provide the ability to do an in-plan conversion of tax-deferred funds to Roth status (with the corresponding tax implications), and allows for generous new Roth contributions up to $18K per year.A Solo 401k is exempted from Unrelated Debt Financed income taxation (UDFI) when using mortgages to acquire real property.  

I have 3/1.5 right now but want to expand the downstairs bath to a full bath that attaches to the bonus room down there making the house a 3/2.