The acquisition price should be well under 85% if you're going to risk it, closer to 70-75% and your reserves should be sufficient enough to handle at least 6 months.

Surely, a property needs sufficient cash flow to cover expenses, debt service, etc. in order to run smoothly.

The end result is that we'll be forced to live within our means; to actually save money; to have a lower standard of living; to actually start manufacturing things again in the US; and to be more self-sufficient (without all the government handouts).

You may decide simply to move on to some other investment that will meet your objectives better.At the same, you recognize that satisfactory cap rate is not sufficient to make a decision to invest, because cap rate is a measure at a single point in time.

I figure receipts and invoices would be sufficient.

In addition, the banks are sometimes alarmed when no agent is involved as they want to make sure that the property is marketed sufficiently to get the "true market value".

I also pointed out that one nail/staple every 3-4 feet was sufficient, not every one foot.Another thing I would do was give them a second letter reminding them that THEY were responsible for SECURING THE WATER SYSTEM AGAINST FREEZING, during cold weather.

I woud pay while the asset did not perform, but being sued by the tenant, or having a lien placed, well I'm not sure how to protect myself sufficiently for that.

If you find a property w sufficient equity you may be able to incorporate DPA.

The problem is 20K isn't going to be a sufficient downpayment for much of a multi-unit property.