Do not rely on it for legal advice.

Needing close to $4000 to cash flow was that achieved or is it negative cash flow relying on appreciation long term.

That is $50 for 5 minutes time but it is mostly so the tenant learns to not lock themselves out and rely on us to get them access. 

But it seems like the investors who are able to out bid have long history with their guys which translates to lower costs to build.

I know it's the broker's job to sell the property and their pro-forma's aren't to be completely relied upon, but a 50%+ reduction in insurance cost seems pretty high...

I know the mentor's going to help you, but if you're in low-income rentals, as I am, there's no substitute for having a working relationship with a highly experienced local real estate lawyer over a period of years.I've made the same mistakes and relied on the same sort of people.

That means that the market needs to provide the opportunities for turnkey companies to price their properties based on the rent to value ratio, instead of relying on top market price, they are providing those properties below market value a lot of the time.

save up for the downpayment, meet, learn from and court lenders, analyze the continual stream of properties coming on and off the market, start building your support network which you'll rely on when hosting, and you'll know when the time is right.

The two key factors that helped me close on that deal were 1) a group of folks that I relied on and 2) numbers.

What exactly that will translate to is anybody's guess.