You lose because there are many other suckers out there falling for the same line and sharing the same low-quality leads that don't translate into sales.Do the math.

Pro formas don't show crime rates, vacancy because of said crime, and overall quality of tenant. 

Utilized a low down payment loan, maxed seller credit, tax proration and closed on the 1st of the month to maximize my cash and acquire this property What was the outcome?

Quality furnishings, attention to detail, and seamless operations helped set the property apart, maximizing its earning potential.

I don’t care if you steal a property, high quality tenants will never sacrifice on being safe and feeling safe.  

Personally, I find BTRs to be more predictable with fewer ongoing maintenance issues, and they tend to attract high-quality tenants.

Quote from @Carlyn Chism:I agree with Chris on a lender that might be a scam or make you may so much money interest because of the low credit score that you make $1.00 on the flip or no money.  

I have noticed competitors charge as low as 10 to 15% but their quality isn't the best and then I have seen others charge 25 to 30% We remain in the middle and provide a small business experience with super host status.

Meanwhile, the sellers who are most likely to offer creative financing are normally the owners of  real estate that have issues.....condition.....low barrier/over supply market......or perhaps pricing issue, and one of these factors is why its not marketable in a arms length transaction and why creative financing would be accepted.

I would caution on having a high deductible / inadequate coverage policy with a property in Athens.Dan, a comment you made that I don't concur with is the cap ex on a new build of 300/month, unless it was a low quality builder (I have no idea who the builder on this property is).