.$100k home 25% down = $25,000 + $2,000 closing costs = $27,000And let's also say we get even luckier and there's only $5,000 worth of work.That brings us to $32,000 of investment with a mortgage of $380/m.Now that we have $380/m mortgage lets see what the income is now for the various rental rates.$1,000/m - A - B = $198/m - mortgage = -$182/m$1,200/m- A - B = $348/m - mortgage = -$32/m$1,400/m- A - B = $499/m - mortgage = $119/mIt takes the $1,400/m rental rate in order to become positive and the return is only 4.46%!

Ive seemed to get luckier the harder i work but who knows.

Of course, some are luckier than others.

Some get luckier then others, it's life.

"the harder I work, the luckier I get".A few thoughts on your "investor" client (I put that in quotes just because a lot of people will claim to be RE investors, but have never actually pulled the trigger on a property)Qualify him if you haven't alreadyHow does he plan to purchase these flips?  

I liked that city a lot its funny I have done business all over the US and never been there.. we start this week so will see how it all goes... congrats I remember you posting a few years ago closing your first deal.. awesome job.. and of course the harder you work the luckier you get ... keep it up !!!

The harder you work, the "luckier" you get!

@Chai Sag   I don't know just seems the harder I work and the more experience I get over the many years in this business the luckier I get..

And those that do are often luckier than they are smart. 

I agree with @Nick Keesee ...its all about mindset, vehicle selection, right mentors, and some accurate signal recognition.The smarter we work....the luckier we get.