My clients who have built significant equity in their principal residences,  qualify to refi up to 80% and use that funds as down payment for 1 or 2 properties.

The mortgage has a small balance of $22,000 with a $232 of monthly payments which includes principal, property tax, and fire/water insurance.

We always need current and active agreements (signature or something in writing from the principal) from both side to change anything.Also, the tenant relocation escrow if completely different and separate from the purchase escrow.

So, unless I'm mistaken, NOI is before you pay principal and interest. 

I've had full ride scholarships the whole way through and had passive income that paid for living expenses so I didn't have to use loans for school itself. instead, during undergrad, I used subsidized   (interest doesn't start accrue until 6 months after you graduate) loans at 3% to pay down the principal on a mortgage I had on my first rental property which was at 6%.

However, when I add back the principal and the tax benefit my net return is around 8.5%-10.6% per year. 

However, when I add back the principal and the tax benefit my net return is around 8.5%-10.6% per year.

My last deal, I had to do some super sleuthing since two weeks of emailing and calling the listing agent and the principal broker netted nada.    

Guidelines from Fannie Mae:-Calculation of Reserves for Multiple Financed PropertiesIf the borrower owns other financed properties (determined in accordance with B2-2-03, Multiple Financed Properties for the Same Borrower), additional reserves must be calculated and documented for financed properties other than the subject property and the borrower’s principal residence.

I think what you are looking for is someone trained in the ways of real estate investing - an agent that will:Introduce you to FSBO's - Expired Listings and other real estate opportunitiesWill be your fiduciary representativeWill make offers for you on suitable real estateWho understands creative financing; delayed settlement, seller assisted financing, assignment, wholesaling, REO, tenant selection, soft money mortgages, tax salesWho will be responsive to your financial goals and a person of integrity and trustHelp with direct mail and street marketing to locate transactionsHousing and rent court marketingAbsolute aware of financial and contract clauses as well as contract engineeringCan assist in - delayed settlement - automatic extension, performance mortgages, subordination, principal mortgages, options and joint venturesAware of bidding on REO, forclosures, tax sales and public auctionsUp to speed on commercial real estate, lots and land as well as businesses with real estateHow should you treat this wonderful person (if you can find one) -They should have a commitment from in the form of a Fiduciary Buyers Brokers AgreementYour agreement to pay them a commission on any non-listed deals they bring youA bonus agreement for great deals that you closeA gas budget - or a cash payment for gas Kind words and respectTo be sincere and active with the agentRespect from youFirst class training on how to represent youSometimes an equity interest in the great deals the agent has initiatedListings when you are ready to sellYour cooperation - all your financials, tax returns and other information that will help your agent close dealsA few free lunches ----Good luck --- Charles