You've shared so many gems and described a realistic depiction of purchasing an investment property. 

Purchase price: $75,000 Cash invested: $600,000 Sale price: $269,000This is my largest new build development to date.

Assuming you purchased in your IRA for cash as most do, then there's nothing to deduct or depreciate because the income is non-taxable inside the IRA already.

Purchase the home with the condition that the tenants have vacated.

With those in mind, would a portfolio purchase get you there quicker, maybe. 

Though DSCR gives you a better picture of how the property is projected to perform vs debt service, you can't rely solely on one measure to make a purchase decision. 

You will need to narrow down the zip code or street a little more based on where you decide to purchase, but this gives you a good start.

Your original purchase is depreciated over 27.5 years.

Purchase price: $640,000 Cash invested: $220,000 Purchase price $640,000Got it at this price because there is a non-paying tenant in unit 2 (rent value $3,500), we're in court Rehab $60,000All in cash (rehab plus down payment) $217,500Rehab included ground level basement and 2 parking spot drivewayMonthly cash flow $1,500 ARV $950,000Equity $470,000Refi cash out (August 2024) $150,000 (used to buy new rental)New monthly cash flow breaking even (non-paying tenant still in unit 2)New equity about $200,000

Purchase price: $175,000 Cash invested: $35,000Buyout property that needed significant upgrades to bring to rental market in 2022.