@Turner SimonThe term "Net Zero" indicates a building produces as much energy as it consumes - hence the net is zero.  

Of course past performance is not necessarily an indicator of future performance.

NOI = $6,592Property tax $200Insurance $300 (This is not an exact quote but from reading expecting $200 - $300 -- Trying to stay conservative)HOA $540 (Although there was no HOA actually listed I went with similar neighborhoods HOA fees.)Maintenace $1,200 (The home looks updated so wasn't really sure how to estimate this.)3.CAP = .104.Cash Flow = $3,773.32This is based on a $51,920 @ 30 years @ 3.56%5.Cash on Hand Return29%If these numbers are a good indication of what to expect how do I do that thing where I get in with no money down?

Hey Kristopher,Population and job growth are the main indicators we look for. 

See the BP Drive for Dollars guide - linkOther investors also send to probate (inheritance) leads, code violations, evictions, pre-foreclosures, divorces, and many other public records that might indicate distressed owners.

What some people have suggested here (telling the seller that you'll bring them a buyer, etc. etc.) would be considered brokering a real estate transaction in Ohio (where I am) and would result in a nice, large, fine if the State found out.Most of this advice has come from folks whose words seem to indicate a dislike of wholesalers and wholesaling.  

You did not indicate what repairs if any are needed.

So you see - Cap Rate is great for comparing two properties - if they were bought all cash.But its very deceptive when used to indicate how much money is made.The ROI is the true measure of that.Thank you.

That too me is indication of a good turnkey operator.  

They have indicated that there are several complaints on this person but they just haven't been able to get the proof to terminate them from the program... so what does one do with that information).Good luck.