Quote from @Brandon Croucier: The loans are available but nobody wants to do them.There always seems to be something wrong with the properties, as lenders we just can't make enough $ for our time.9/10 Borrowers also complain about the "excessive fees" for the loan amount.If you are okay with paying 8k in closing costs then the loan is available. 

Maybe I’m wrong and you just don’t appreciate your questions getting answered quickly for free by professionals.

But it is very risky and you can lose all of your properties if things go wrong.

This amount provides a reasonable safeguard against potential claims if something goes wrong, like an accident or damage to the property caused by the tenant. 

You are asking all spreadsheet questions, which is what every investor who has been investing more than twenty years will tell you is wrong.

Can not go wrong with a rental in Ashburn since the rents have increased so much. 

Your specific variable expense assumptions are wrong, BUT you stumbled into them being correct overall.Also, you are approaching this correctly - entering in the numbers to generate a purchase price that meets your metrics:)

Should Temp dip below 32 the pipes would freeze and then burst costing thousands of dollars of damage.What exactly is it you think the property manager did wrong?

Seller/Builder was present at showing and told us the listing was wrong; it was 2.11 acres.

If you think something is wrong with the way it s done, teach people how to do it right.