I plan on doing a neutral paint color like beige on all the walls, white trim & ceilings, and LVT everywhere on the main floor (except the living room).

LLCs are tax neutral.

. ;-) it's by preference, by agreement of the parties involved. title is for sure held in sellers name on contract for deed .. if it is not means its transferred to another party via a deed transfer .. just hold a contract for deed in a neutral escrow does not transfer anything if you ran title it would still come up in the sellers name.. 

Just when the expected capex comes up it eats into the gains I had so it's almost like I said a neutral effect in obtaining and maintaining positive cash flow.

If we were to ask a realtor, they usually give us the 'neutral' answer because they're not allowed to discriminate, etc (or so I've been told?)

And even 25bps would take a couple cash in refinances that I'm working on right now to cash neutral or a little cash out.

So in the best case renting is cash flow neutral (or slightly positive, like $100/mo positive) after PM fees, and -$300/mo in the worst case.

I'm neutral on PM vs self-manage.

Title is neutral in the transaction.They will ensure that seller not only does actually own the land.

That was not the intention.Let's just say that all of the Universities that have financial degrees, other professional degrees such as CCIM, CFAs, etc. all need to understand these calculations.It's a requirement for these degrees and designations.What I am saying is that learning the IRR is really NOT hard at all, whether or not you believe it will help you, the evidence does point to the ability to have this particular calculation as one of the best tools in your financial tool box.The problem here is that if those of us who really understand the calculation of IRR can clearly show that Positive, Negative, Neutral cash flows, Zero, Negative or Positive Appreciation, etc. can all be taken into account with one calculation and regardless, it can be proven mathematically that there are enough scenarios to dispute the theory that only Positive Cash Flow Properties are the safest and highest returns for an Investment.I'm hoping that there are at least a few people reading this thread will want to investigate it, but having people say that HEY...