So lets run the numbers again:13.26 year payback period so NOI is a wash in 13.26 years until you pay back your investment. in that 13 years you collect $53,300 in Cap ex, repair, and vacancy saving$15,000 of that gone in actual repairsLets go easy and say each turnover only costs you $2500 total (including vacancy). 2,500*20 = $50,000Lets also go easy and say each unit only costs you $500 a year in repair, so again over the payback period: 13*500*2= $13,000 in repairsTotaling up: $15,000 + $50,000 + $13,000 =$75,000. 

You really should consider high volume use restrictions like not filling swimming pools or car washing,  hose running etc.  

Car wash maybe?

Then for  fun I have set up a metal wash tub and a wash board set up in the laundry room along with a rope for a clothes line .  

I knew they wholesaled the properties but didn't know they just wash their hands after you buy it.

Both cities have their own advantages and disadvantages vis a vis each other, which makes it pretty much a wash in my opinion.I have noticed a slight cooling of the competition for properties in Houston recently.

At first glance its so big that its hard to tell if its turning or going strait, but if you get up in a helicopter, you could see the prop wash behind it and easily tell.

So, with your "real" buyer, you're likely selling an undisclosed tainted contract with assurances of you having a solid, enforceable and valid contract, well, hog wash.

I understand there is an opportunity for checkbook control with a SDIRA, but by the time you pay the fees of setting up, LLC fees, hassle and numerous restrictions it sounds like it could be a wash.

It has been our biggest learning curve - everything else is easy.We know around 20 plus flippers in our area (Wash DC suburbs)...only 1 or 2 wholesale.