With a 40% expense ratio, the DSCR is approximately 1.21Hindsight Critique•Continue to build relationships to increase deal flow•Property manager (Mercer Hughes) is critical to completing renovations and quick tenant placement•Continue to build relationships with private lenders and personal investors•Have cash available to make quick competitive offers

So, selling sub-to, the mortgage is brought current and timely payments are made by the new owner helping the original owner's credit CONSIDERABLY!

Experience Purchasing from Non-ProfitsPurchasing property from non-profit organizations often involves additional considerations compared to typical transactions:Decision-making process: Non-profits often have a board or committee that must approve property sales.

That creates a really nice price / rent ratio which is favorable for investors looking for cash flow.

As long as the property cash flows, that's what is mainly needed. 

I am definitely conservative and plan to keep my job until the REI cash flow is proven for income.

I'm more interested in an ABB type deal but will work with what cash flows.

You are correct that putting 3.5% down on a fourplex likely won't cash flow after one year.

Cash flow a must, appreciation a plus.

Saul, Phoenix and Vegas are popular markets, but I’m not sure they’ll actually cash flow well with today’s prices and interest rates.