Additionally, some landlords are still waiting on over $5,000 in payments from the program.This market is right in my backyard, and it seems like a good place to start, as I can afford to buy homes in the $65,000–$80,000 range and am familiar with the area.

And how much can I expect to spend on this process?

In addition to down payment you need reserves which is 12 times or 24 multiplied by all you debt.

So even if the cash flow is only 3% or 4% cash on cash, that’s enough to provide a protective layer to cover unexpected items.To me, the cash flow is NOT to put spendable cash in my pocket NOW but rather keep the property self supporting while it increases in value over the long term.In addition, every property a purchase has a cash reserve fund - call it my rainy day fund or my Sominex account (ie I can sleep at night knowing if the furnace goes out I have $8,000 in my reserve fund to replace it.)One final note, I have found once one reaches a certain net worth, cash flow no longer is a concern, there is always as much cash flow as anyone wants.Final note, who will have more cash flow someone with $1M investible cash or $3M investible cash?

You will have less to invest, but you will spend within your limits.You must maintain control of your finances.

If these  "guru's" are so good at wholesaling, why do they spend so much time and effort selling their programs?

The longer the maturity rate of the bond, the higher the yield is to compensate an investor for the additional risk they are taking on with a longer dated bond.Stocks that pay divideneds....insurance companies have a lower yield than telecom stocks as a reflection that telecoms are higher risk than insurance companies.In the efficient market hypothesis, if markets are efficient then the yields should be reflective of the risk.

I will split a giant master room into two smaller rooms and will convert the living room to get the additional three rooms.

I just want to make sure we are dividing out the cash flow we can spend versus the cash flow we should save.

We have had a pleasant and unexpected surprise of some appreciation over the past ten years in addition to rent increases to over $1k for good SFHs.