I've been trying to use this formula but lost some excellent deals. 

Some lenders may still offer 10% down, but they might require strong compensating factors such as excellent credit, higher reserves, or a low debt-to-income (DTI) ratio.The requirement for 12 months of reserves is common with jumbo loans right now, especially in Southern California, where property values are high.2.

You won't get cash flow while you live there, but you'll have a much larger selection to offer on, giving you higher chances of finding something that's actually a deal from an ROI standpoint. 

@Jack LeeTo improve deal analysis skills, use BiggerPockets Calculators, YouTube channels, podcasts, books, online communities, Excel spreadsheets, and local networking events.

I know how much of a relief it is to be able to have confidence when referring my clients to another agent out of state, and I want to build that confidence with you and provide excellent service for your clients.Please feel free to reach out to me and we can talk some more.

Michael makes some excellent points here.

I'm starting out and have one investor in particular that has paid cash and had excellent outcomes thus far.

I know I speak for the group in thanking him for the extended time and sharing his insights on the various markets and current conditions of a few select markets that were inquired about.  

Never buy any property without physically inspecting it and its neighborhood yourself, AND having it thoroughly inspected by a great inspector who YOU select and pay for.

This project reaffirmed that smart, targeted renovations deliver excellent returns without overextending.