Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

Each investing strategy is totally dependent on the personal goals of the individual investor.  

Our market is very heavy tourists, so a lot of individually owned STR condos, but honestly I've personally have had more success in long-term rentals doing the BRRRR strategy with small multi-families and B-Class SFR's. 

Are individual (for each rental property) passive losses not allowed to be sum up together to offset capital gain of the sale of one of the properties?  

Brandon, it depends on whether you are an individual CRM user or a team.

NO MONEY in those deals its all Risk and no reward.

Purchasing a new home with seller financing does not change how Fannie Mae would qualify your income on the next application. 75% of your long term lease agreements (to a single family or to individual renters in your property).

Do I really have to do a separate management contract for each individual building?

You could either form a Joint Venture (JV) agreement between you two individually or between your two LLCs. 

I am eager to engage with like-minded individuals who are focused on improving their financial situations.With a strong background in sales, I’m also interested in potential collaborations, particularly in wholesaling properties, where my sales expertise could be a valuable asset.I look forward to connecting with those who share similar goals.Best regards,Dan