Something that's crystal clear to me based on client feedback, with HML, is that you're just swapping rate/fees/terms for reliability (or lack thereof).

PriceDown PaymentNet IncomeCap RateYrly Loan PaymentCash FlowCash-on-Cash ReturnYear 1 Interest PaymentYear 1 Principal ReductionTotal Return w/Principal ReductionTotal ReturnAdditional Yrly Depreciation$ 300,000$ 300,000$ 24,9608.32%$ -$ 24,9608.32%$ -$ -$ 24,9608.32%$ 5,769Nobody has a crystal ball but theoretically here is what your return would look like at $0.60/SF.Fast forward a month, the deal is under contract.

@Crystal Smith Thank you for the information. 

Like crystal said , about 70 percent of those sales in park forest are foreclosures . 2. 

And my crystal ball is broken. 

Originally posted by @Crystal H.

First, I would review your lease language and make sure it's crystal clear how problems/repairs are handled.

We are thinking of buying a rental beach house or bay side house in the  Galveston / Crystal Beach area.

I know no one has crystal ball, but appreciate your feedback and any input.Thank you!

@Crystal Smith Damn!