Tax - 2.6k (6%)Landlord Gas Water Heating - 1.3k (2.9%)Landlord Gas+Oil Heating - 2.8k (6.5%)Landlord Other Utilities - 5.5k (12.6%)Insurance - 1.1k (2.6%)NOI - 11.8kLending costs - 8.6kAs is, cash on cash would be 5.5%Is (eventually) getting 10% cash-on-cash realistic here?  

I am realistic so I understand the risk)? 

well assuming it meets the QM rules for owner occ.. etc.the scenario you presented is not a very attractive note unless the discount was HUGEPV is what investor look at.... what rate of return they want and in notes its usually 8 to 12% APR but with 100% leverage most investors will only pay on face value about 60 to 70% LTV ... so right off the top you would be taking a substantial hair cut.No secret what your trying to do.. but I surmise you will very quickly realize its not realistic .. the discount would be such that it makes it a no go.If your thinking someone will lock up their money for 10 years at 5% well thats not going to happen especially at 100% LTV... 

Ideally or realistically?

I would like to establish realistic goals.- Is there a strategy to not live in the property using the VA loan?

It can be tough to find a large quantity of notes of high quality that yield 15%, but 12% is pretty realistic.

Montgonery and Fairfax Counties offer more stability with good appreciation.Just know what your goals are, what your risk tolerance is, and be realistic with what the market gives you.

My question, in its purist form, what am I missing from these two scenarios:Scenario 1Sell current home - Buy new homeSell current home realistically for 335k with 10-15k in closing costs = 320k320k-55k mortgage-48k home equity line = 217,000 at closing.Put 100k (25%) down on new home.

I live in Thousand Oaks, and it just isn't realistic in my area.

Hi All,I live in an area in Southern CA where flipping just isn't a realistic option for me (median home price is 700k).