I'm open to all suggestions and ideas!

To minimize taxes, ensure all deductible expenses—such as materials, labor, and loan interest—are properly documented.

Here's the deal:Purchase Price (PP): $95kRenovation Budget (via HML): $60kTotal All-In Cost: $155kARV (After Repair Value): Around $200kRefinance (via DSCR Loan): 7% interest, 30-year fixedRefinance Details: After the refi, I will pay back the Hard Money Loan (HML) at 11.95% with 3 points:HML: $60,000Interest/fees: $3,585Other costs: $1,800Total to pay back HML: $65,385After the refi, I will have $84,615 left in cash.Cash Flow & Expenses:Expected Rent Income: $1,700/monthProperty Management (PM): $126/monthInsurance: $100/monthTaxes: $126/monthMortgage: $1,043.75/monthTotal Expenses: $1,395.75/monthSo my monthly cash flow is about:$1,700 - $1,395.75 = $304.25/month in cash flow.Return on Investment:Cash Invested After Refi: About $18,385 (after paying off HML and closing costs).Annual Cash Flow: $304.25 * 12 = $3,651Cash-on-Cash Return (CoC): $3,651 / $18,385 = 19.8%I didn’t account for maintenance costs since it’s a full gut rehab, and everything is brand new.

I can send 36,000 texts and be all in for a little under a grand a month.

it all depends on the math.I have an excellent Oahu investor realtor referral if you need help sorting it out.

Not all agents are created equal!

Hello all,I am located in South Dakota but I am currently in the process of trying to close on a subject-to property in the Chicago suburbs.This will be my first subject-to so I am unfamiliar with the process and am currently looking to find an investor friendly title company in/near chicago that can help me close with a subject-to.If anybody has any recommendations for a title company and/or the sub-to process it would be greatly appreciated!

Unless you can knock all of those items out in the next week, price competitively in the market and are in a hot area. 

Thanks @Patrick Paige, all good points.

Hi all,Buying a house-hack in Little Elm Texas.