Shane:Most times a Vendor, or their agent, will list their property at an optimistic price.  

I had so many various timelines from overly cautious to overly optimistic.

I'm not trying to be a "downer" but... all these optimistic predictions from people who financially benefit from optimistic conditions in the market are a bit misleading. 

You might be a little optimistic on your numbers, but still a good start.

Property $40,0000 + $3,000 Rehab ($850 Closing) - Rent conservative $700/mo - optimistic $750/mo   (its a 3/1 I have a 2/1 close that I rent for $700 right now)Commercial loan from portfolio lender that will finance upto 85% of broker price option of $50,000 (terms 25yr at 4.35%) as long as DSCR is over 1.25 its over so no issue.Would you ratherA. put 20% down and finance $32,000 ($11,850 in) with $244/mo cashflow on $700  $700/mo- $175 mort- $75 tax- $56 prop man (8%) (I pay 6% because every property over 4 with them drops from 8% to 6%)- $45 ins- $70 repair (10%)- $35 vac (5%) - property management is local and averages 2-3%= $244 ($174 if you figure 10% capex, but some people only do 5% repair then, which would be $209 cash flow)$2,928/$11,850 = 24% cash on cashorB. put 0% down finance $40,000 ($3,850 in) with $200/mo cashflow on $700$700/mo- $219 mortgage- $75 tax- $56 property management (8%) (I pay 6% because every property over 4 with them drops from 8% to 6%) - $45 ins- $70 repair (10%)- $35 vac (5%) - property management is local and averages 2-3% usually 20-30 people per open house I rented my last house in 4 days= $200 ($130 if you figure 10% capex, but some people only do 5% repair then, which would be $165 cash flow)$2,400/$3,850 = 68% cash on cashI live 25 minutes away,  I like the cashflow higher but I have a good W2 job that allows me to invest $2,000 a month of my own income into real estate plus cashflow from properties is all re-invested. 

I guess we were optimistic and somewhat mislead by the book Tax Free Wealth.

But I'm optimistic and I'm continuing to network.

Oh, I am very discerning about what is posted in listings - especially on these commercial Proformas - (optimistic to not realistic) Much appreciated!

I'm much closer to closing my next deal than I was a couple months ago and I'm pretty optimistic! 

Regardless, I will go with the optimistic $850 for the initial discussion.Thus, total incoming rent = $3400 ($850*4)Net operating income per month =$ 3400 / 2 = $1700 (Using the 50% rule here.