-We also find that deliveries... a non issue in So.

I have done around 50 deals, but only 5 with this model.

I was envisioning a two part calculation for the monthly mortgage payment - I see it as a VA loan analogy with no money down but the loan structured with two interest rates (one for the TSP down payment and one for the 30 yr fixed rate mortgage).I guess the real question to ask myself (using your situation as the model, assuming positive cash flow once TSP is repaid) is whether I am okay tolerating the potential 60 months of negative cash flow to get to the positive cash flow after 5 years.- Maybe if it gets the deal going and leads to a cash out refinance before the 5 year mark that allows me to speed up the TSP pay off.Wow - Great food for thought. 

Your business model cannot be sustained. 

I'm using my latest acquisition, the Tampa property, as a model for my new investments. 

Or if you buy a duplex, live in one side, and work the deal so the tenant is paying all or most of the mortgage (some circumstance like that).Buying a rental house (or 20) the right way, and renting them out forever is one of the best passive business models I’ve ever experienced.

Are their prices clearly advertised on their website or is the model "it depends" which is always a red flag.

This is outlined in Title 18, Section 1725 of the United States Code, which states that any person who knowingly and willfully deposits any mailable matter such as statements of accounts, circulars, sale bills, or other like matter, on which no postage has been paid, into any letter box established, approved, or accepted by the Postal Service for the receipt or delivery of mail matter on any mail route with intent to avoid payment of lawful postage thereon, shall for each such offense be fined under this title.Violating this law can result in a fine for each piece of mail that is improperly deposited.

When we get awkward 2-3 week gaps and have to switch to an STR model, it's a PITA because we're cleaning ourselves.

I know how to build models, I know the lending process, and I'm an excel junkie.