Is it a good enough neighborhood that you can spend a large amount on rehab?

Or is just signing with out good enough?

Louis and it's currently renting as an airbnb.I would love to invest in my area, but my goal is buy & hold cashflow and last time I looked there wasn't a whole lot out there around the Boulder/Denver area that was cheap enough or had good enough returns.

It will not be exact, but good enough for preliminary numbers.

You cannot pay yourself a wage or use an IRA for current income purposes which is where many people on BP fail.If you have a good enough deal a hard money lender may bite. 

I also understand that value appreciation also plays into it, but I'm removing assumptions about appreciation and just looking at a cash-flow point of view.Is this just a matter of not finding a good enough deal yet or perhaps the market conditions are just not that great for buy-to-let?

If the deal is good enough, the numbers will work.This only works if you negotiate a low enough deal on the house, but you can end up with a house and very little down payment.P.S.

They are like $6-7 a piece and will probably be good enough.

People always like to say they know math, but I don't think they really understand it or are good enough/smart enough to put things into perspective. 

As long as your property is in good enough condition to be financed.