I've already caught myself trying to massage the numbers on some properties to work better cause I am itching to get my first deal.

The numbers I'd look to massage are the purchase price and the $12k rehab.

We don’t stretch or massage numbers, because we believe that a well-executed business strategy that results in strong investment performance is more important than persuading investors with fanciful projections. 4.

I dont think there's much massaging that could happen to either of those to make cash flow work well. 

They will have more accurate take on prevalent Cap Rates than brokers, who have an incentive to massage the numbers.

Minimum loan amount for this right now is $55k.If you can massage your income numbers and qualify for a 5.25% or a 4.25% (pretty amazing) on a landlord loan, then do that - but if you find you are passing over deals, then give this some consideration. 

Interest only loans are horrible UNLESS you are absolutely confident you have a big value add upside in the future.Often I see investors massage debt with properties to make numbers work when instead they should not buy the property at all or negotiate a way different pricing when purchasing and underwriting.Interest only loans, short term fixed debt then goes to market are time bombs with tenants with long term fixed leases.Now if I am doing value add with big upside then of course interest only can work in a lot of cases because I do not care much about cash flow going in but the equity multiple later on.

Maybe a co-working space or professional like a builder/remodeler, real estate brokerage, mortgage broker, therapist, chiropractor, massage therapy, dentist, doctor etc.

They get used when people first move in, but after that they just get used to massage sore muscles with the jets.  

I feel like I am running these numbers very conservatively but wanted to see what people think about the numbers below 215k purchase price15% down 1436 piti2400 rent (>1%)5 vacancy 10 pm5000 year reserves2800 year maintI’m very close to positive cash flow on this but I wanted to see if this is just a deal that needs some massaging or if there is a flaw in the way it’s calculated.