You are in a very bad position because of this - "I also don't have a GC and am managing the rehab myself and planned to spend under $2,000 for this."

Ie, invest in cash flow positive properties. 

After that I am using 5% rent increases with 60k renovation in yr1- using 20% down around 8.5% rate, many loan officers keep telling that only 25% down is minimum.. idk- yr1 goal to increase rents w renovation around 60k spend w 5% rent increase (tricky part it probably lot of rent lost while renovating maybe 2-3months) - estimating that yr1 and 2 is negative CF and then projecting positive CF w yearly 5-10% rent increasesAny ideas if this makes sense or not?

However, after some consideration, I decided to give it a try, and I experienced positive results in the initial few weeks.

I don't have anyone I know enough to trust as a partner so I'd like to offer debt positions or equity payouts instead of partnerships.

I know we're in a good position because the sellers will now have to disclose some of the crap-ton of problems their place has and the foundation expert said that by refusing to fix the foundation they may end up having to be in a "sold AS IS" position which will drop the value significantly. 

Are you generally seeing cash flow positive deals from day 1?

There are some positive signs on the horizon.

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