So I'm looking at 132k a year.The land I bought years ago for a song.

also curious if its best practices when assuming a loan to forgo the escrow and just pay the taxes and ins out of pocket when needed....but perhaps that triggers something else? 

Someone little screws up – buy them for a song.

The agent will have access to the biggest platform to get the property sold though, the MLS, so forgoing even a cut rate agent will create more of a loss than the agent fees themselves. 

Quote from @Victoria Hogan: @Rick Albert here's the link to the posting our PM put on zillow: https://www.zillow.com/homes/4072-W-Song-Bird-Pl-Fayettevill...There's not a ton of competition in this specific neighborhood and what is looks to be mostly all priced higher than ours with varying times on the market. 

WE did this for go zone tax bene's  which worked well in those years.but the issue comes that keeping nice bigger new homes in great shape just cost more than little rental dingers.. and in fact as i sold them off I had to do 10 to 20k of cap ex on each one to get full market price.. 

Utilizing an attorney sans title insurance can work well - IF the attorney is knowledgeable and experienced in real estate transactions and the parties are ok forgoing title insurance.  

Don't buy the song and dance "our word is our bond" or "we're deacons of our church". 

And if you work hard, you can even find a cash flowing triplex or quad, so you can get a DSCR loan with little income to show.The comments saying it is hard are correct, but nothing good comes easy and it would be a big shame to forgo the #1 best tool in real estate investing, house hacking, without even giving it a chance.If you want to work hard to create something for yourself and your family, current or future, please reach out and I will help you look for a house hack that will kick start your investment journey.Best of luck!

I've worked with bank lenders in my market that forgo the holding period if there's a lease in place.