Good location, appreciation not guaranteed for the next several years.  895k asking price. 101k gross annual incomeExpenses: Insurance: $4,898Electric: 2,579Water/Sewer 5,085Fire Alarm Connection 708Property Taxes (if/when assessment is adjusted to sale price)-31,95130 Yr mortgage (20% down at 7.75%) 61,560Maintenance, Long-Term Capx, vacancy- 9,000 (this is probably a bit low)Total annual expenses: $115,781

Technically, the loan is in the seller's name and us as buyer are simply making payments with no personal guarantee?

It is because you are guaranteed to make money in at least 2 out of 4 ways:1.

If you ever change your mind on investing in Ohio let me know I would be more than happy to help and I can guarantee that will not happen again =)

A warranty deed is a promise or guarantee (or both) in a real estate transaction by a seller, to a buyer.

I guarantee you'll learn a thing or two.

But even going through this program will not guarantee you much, as I have known MANY people paying for this program and not really doing ANY real estate deals their first year or more, and latter, they just struggle to get deals.

I think a guaranteed 7 or 8 % interest rate on a home loan is gonna generate more income than most other less riskier investments.  

What is your niche market where you have the most properties and the most business, people know you, and your trades and PM are close.If the owner ever wants to sell, I want your guarantee that you will refer the sale back to me. 

It's no guarantee but it's a good place to start.