My go/no-go was break even (net 0 cash flow) under the following assumptions: 50% occupied at market rent (based on comparable properties) including 15% of gross rents to maintenance/cap-ex (at 100% occupancy) and utility costs.

Based on my understanding, the loan for $150K w/ 20% down would be ~$1150/month (tax, hoa, and P/I).

This arrangement can benefit both parties if structured properly.Hard Money Loans: These are asset-based loans provided by private lenders.

I charge a 5% late fee, ( you could charge a flat fee, based on the rent)cthat is added to their rent.

Findigs.com also can run an AI based check.

Keep in mind that each lender may have specific requirements based on your credit, income, and other factors, so you’ll want to check with them directly.I don’t do conventionals but I’d recommend reaching out to Brandon Croucier with All Loans Funding on here for those he’s really great. 

@Rolando DeLeon Are your rentals based in WI or somewhere else? 

You need to start bringing in options 2) The assets you trapped in your net need to be analyzed now A - Z and pick out the best ones based on area, grade, project cost, ARV, etc. 

You can figure out what depreciation would get created based on the particular property you're buying and you can then use that depreciation against your wife active income and make the calculation like that.

Jake Clopton at Clopton Capital would be a good person to call to see if it's a match based on the size of the deals you want to do.