I'm just worried about the timing, the market here starts to calm down when the summer ends.

The model has options for several forms of financing, short-term and long-term rental, renovation scheduling, an income statement, promote structure (waterfall), monthly and yearly cash flows, and several other valuable components.

I’m a dog person and this was surprising to me that it didn’t warm up or I was even afraid to put my hand out for it to smell and calm down.

That could be cool property (Water falls, streams, rock formations), or a family gathering ground.

The color white not only adds light and airyness but also psychologically indicates cleanliness and a sense of calm in a space. 

Also I love Tennessee it has so many waterfalls :) My budget is below 150k, I am looking for SFH and duplexes. 1.

Will, you seem to be a calm, level headed guy and it looks from these posts that you are handling this pretty well given the circumstances...I would've blown a gasket and would probably be locked up right now.Sorry this stuff happened to you and I wish you luck getting it resolved.

If your lucky and get a tenant that is calm on the house and stays for 3 or more years your probably going to be sitting pretty good.. get a home with tough tenant and or lot of turn over and you won't hit your numbers that for certain.You also need to compute your travel to view the asset and buy it, as cost of the asset or your not capturing all the true costs.

@Bob Bowling Calm down dude!

Institutional investors also set up their investments with a "waterfall" structure, where the better the deal performs, the higher % of the profits goes to the "operator" and the passive investors get more total money, but less total %.