I've got two, one is a 4 bedroom house in Crystal Beach, TX and the other is a 3 bedroom 2 bath in Joshua Tree, CA. 

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. 

We always have said no in the past because (a) it bothers us that people who are on government assistance get to live in a palace while those working hard every penny they live off of must live in far less luxurious homes. 

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.