@Brooks Everline proforma noi= pretend numbers that I want you to give me the most money for my property without doing the work to make it worth it.

I took out my phone and pretended I was talking to a potential investment partner and I explained to him the vast portfolio of various real estate investments I owned outright or with partners.

Pretend you are look if that rental for yourself.  

Let's run a $500k scenario both extremes, 3.5% down FHA and 20% down conventional.These are CA numbers for things like prop taxes, but the concept should carry over identically.Let's pretend yours is a market where sellers do not frown on 3.5% down FHA, and let's pretend closing costs and/or what you can negotiate with the seller are identical and can thus be ignored.20% down: $100k down, PITI $2600/month.3.5% down FHA: $17,500 down, PITI $3400/month.FHA is $800/month more, but you got to keep $82,500 in your pocket.The FHA scenario where you pay $800/month to keep $82,500 in your pocket is mathematically very close to the following:3.5% down, first mortgage 80% LTV, 2nd mortgage for 16.5% ($82,500) hard money at a rate of 11.6%, interest only.

Lets pretend it does not need more then $5000 to fix it up.

Lets pretend it does not need more then $5000 to fix it up.

If it is a whole tract of them, can't you just picture your For Rent sign out on the front lawn, along with every other pretender investor's sign vying for the one or two potential tenants driving up and down the street? 

Ler us know how you are approaching this and what you are discovering???

Particularly Jay who pretends to be ethical by not agreeing with it.

Most people will see right through you if you are dressing up pretending to be someone you're not.