This is why hard money lenders demand 10% or more plus points and short durations on loans. 

When truly investing, despite what anyone on this thread says, there are multiple variables that require due diligence beyond "equity" which can be manipulated and "cash flow" which can also be manipulated and is typically for a limited duration with no guarantee of an exit strategy.

Of course, I need to consider the current rent for the duration of the existing leases, but I determine all the numbers (including gross income) based on my numbers, not what the current owner is getting.

Another great option would be to use a 100% acrylic exterior latex paint....something like Sherwin Williams "Duration" or PPG "Manor Hall".

A more heuristic comparison of an IRR with a single discount factor to one's cost of capital seems to paint a more realistic picture of what one's analysis yields if you ask me.A lot also depends on the duration and nature of the project.

It depends on the degree and duration of exposure.

I looked at private financing but the % /repayment duration do not make for good cash flow compared with banks or they only want to lend on commercial deals.As a newbie I think our initial property purchase should be no larger than a 4-plex.

Duration of the loanCan I make all payments at the end?

Nor do I dispute the notion that often appreciation for certain properties and certain areas out performs inflation for whatever duration is relevant to the investor.  

The posters are available for the duration of the conference.