I suppose if anything had a 33% ROI my rollover time table would work, but netting $1000 a month in cashflow would make the long term goal take much longer. 

Some leads are of course just lookers but I believe there is a huge $ on the table we are missing.

I'll shed some info;Deal was found on mls for 177k, we offer 160, closed on 162k, did everything I had to do on the inspection period etc etc, seller god the final hud from the bank and realized she needs to bring 6k to the closing table , so for us not to lose the deal we offered to bring to the table 6k( her agent give up on 2k of her commission ).

We especially liked transforming the house into a home, and hearing the buyer compliment the quality while we were at the closing table.

Unless you can bring something to the table you are unlikely to find someone who is willing to look at your best interest ahead of theirs. 

Oh and I can make signage and home decor with a CNC router table I bought.... and don't forget the rentable wedding photo booth... 

@Andrew McManamonusing your numbers, which I assume come from the amortization table...5.5% for 30 years = $5.68 per $1,000$5.68 (x) = $1000x = $1000/$5.68 = 176.1 (rounding)176.1 * $1000 = $176,100$176,100or4.5% for 20 years = $6.40 per $1,000$6.40 (x) = $1000x = $1000/$6.40 = 156.3 (rounding)156.3 * $1000 = $156,300$156,300Therefore, the largest loan the buyer can afford is 5.5% at 30 years or $176,100

The idea of an 8cap is super foreign to me, but this city is a very unique city in florida.

As one data point, I average about $10 per wash.My SBA loan went pretty smoothly after I got over the unique hurdle of conflict of interest since my seller happened to be on the board of the bank I was originally going to finance the loan with.

It seems like a fairly unique situation so I would love to see how it goes.Jorge