The appreciation on rent and property values is going to be below the rate of inflation. 

Hey Ian, there is an investor who can get the job done, the rates a bit higher though. 

I've had a few deals where we were able to rate and term at 75 or 80LTV, but only one I've ever done has been able to take any significant cash out after 100% financing.If you plan to take down the property, rehab it, then sell, this might work. 

After that I am using 5% rent increases with 60k renovation in yr1- using 20% down around 8.5% rate, many loan officers keep telling that only 25% down is minimum.. idk- yr1 goal to increase rents w renovation around 60k spend w 5% rent increase (tricky part it probably lot of rent lost while renovating maybe 2-3months) - estimating that yr1 and 2 is negative CF and then projecting positive CF w yearly 5-10% rent increasesAny ideas if this makes sense or not?

The answer is that this number 3000 - 5000 Is not some magic number that is the key.5000 mailers to get one deal is a 0.02% success rate. 

I just finished updating a rental property where I was previously paying $990 for an annual ACV policy. The house has now been appraised at $265,000 market value. 1908 sqft. I received a quote for $3492 annual policy ...

other 721 may have even higher annual maint. fee  and dividend 3% is about the right one for cap rate 3-4%.

Nevada has low property tax rates (as well as Arizona).

However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates into 2025).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

Then I'll go video as many properties as they are interested in, send them comps for rental rates, ARV, and estimates for rehab.