With an extra vacancy or a maintenance issue or an extra turnover, this is definitely a negative cash flow producing investment.So when you say the rent growth and value growth have exceeded your expectations, I would love to have you respond as to how that is possibly the case. 

The City of Montgomery is the Capital of Alabama with a robust economic environment that has produced multiple awards of excellence at the Chamber of Commerce level.

I can build a 1,000 sq ft cabin including land  and holding costs for about 350k or so and the cabin will appraise out for about 500k to 525k and will produce gross rents in year 2 between 50k to 60k.

There is some but you FB or local event would produce more.

As someone who deals and talks to real Private Lenders (small shops run by a guy who lends his own capital and doesn't use big box), they have a hard and fast business model that produces the rate of return they need to remain profitable and curb the risk on their cash.So the best product for a budding fix and flip investor is the bridge loan which includes acquisition money and construction money. 

You could get workers for USD $3 per day to cut brush.Local produce is relatively cheap. 

They are highly motivated to produce profit, and our interests are fully aligned.

At first, it wasn’t glamorous, but today, those 12 doors produce about $90,000/year in net cash flow.

Value add ( do you want to do reno/raise rents), or stabilized (income producing, lower maintenance). 

The educational system in the U S is extremely lacking in the field of business/economics if someone can write a book as simple as RDPD and have millions of people say that the simple concept of if you save money and invest it in appreciating/income producing assets you’ll be better off than if you spend it on unneeded toys has radically changed their life’s because they never knew of or heard of that concept before.