there will be many that live in each state.... turn key generally produce's a few of your trigger items not necessarily all of them though in one house.great houses and tenants usually equates to a smaller NET return... as your return goes up your sacrificing something.Unless of course you go the state your self source your deal do your own rehab and etc then those metrics are not to difficult.

You have to know that going in and it has to be part of the equation.

As always, excellent advice @Brian Gibbons.Factoring "imputed interest" into the equation, couldn't installment plans also be considered"seller financing"?

case in point I just funded a 8 home package in another prominent turn key mid west market.. the sellers were all AU investors who after years of not being able to make it work from their arm chairs in AU  sold out at 70% CASH loss's per property.. these transactions equated to over a 250k cash loss for those AU investor. 

My wife and I have invested in relatively low end townhouses in MoCo, however we are finding it challenging to find multi-family in that area or any place close to DC within our price range/level of risk.Either we've felt uncomfortable with the expense of the multi-family properties or (perhaps incorrectly) equated the higher priced properties as a tradeoff of low cash flow and possibly higher appreciation (due to increasing rents) vs higher current cash flow and lower appreciation in the more remote areas.

Hello All, I'm looking for a legitimate lender who will provide 100% of purchase price as well as construction costs (which will equate or be less than 75% of ARV).

I'm not sure if he would be interested in the property location part of this equation but @Jerry Ta with PropertyCare would be a great choice for a property manager in Houston.  

If any one part of that equation is missing, then I am out.

If 1 of your neighbors does not want to buy, you may have a problem as 1 would equate to 25% of the occupants.Now all of this is true and accurate from my experience having done this in the city - BUT, I never tried with less than 16 units.

What I still can't understand is: Was the wife being an ex-broker a factor in this equation?