Your CoC is infinite after 3.3 years.  

You can buy an infinite number of properties that cashflow, but you are limited on how many properties you can buy that don't flow.

The red flag occurred when viewing the maintenance shop during DD and discovering several boxes of copper outlets on the shelf.

The only true retirement is the infinite perpetual CASH FLOW from your business and/or a pension if you're lucky enough to have one.  

Good deals have a short shelf life.

I learned that you can get paint from Sherwin Williams for about $20/can if you know to ask for ProMar-200 (which isn't on the shelf anywhere).

I always have an LLC "on the shelf", I create it with the State of PA (it cost $125, no annual cost if you have no activity, but there is a form to fill out), and I get an EIN and i let it sit.

Asking price is $1,000,000 Below are a few of the details about the facility6 Gin San Self Serve Bays with new electric drying system1 Automatic Drive thru Laser wash 4000-REBUILTWash Select II Auto Teller with cash/credit card acceptanceStandard Change Maker dual change machineGin San Reverse Osmosis “Spot Free” machineWater softners with 2 alternating tanks for production and deliveryAir Compressor6 vacuums,( 3 regular, 2 fragrance combo, 1 carpet shampoo6 drop shelf vendors for product purchasesCompaq PC for credit card processingScanCoin Currency counterSemacon Coin Counter16 channel DVR plus 9 cameras with remote viewing capabilityHonda Power washerFull supply of tools, ladders, etcInventory of spare parts and chemicals,Roadside Marque sign

I'm tempted to cut my rehab by $2.2k or more so I can claim an infinite return or that I got paid to take the house :) All I can say is real estate is awesome.

The idea that the average joe can go pick up a $25k property off the shelf, rented and ready to go, in a decent neighborhood here in Indianapolis is misleading at best, and straight up untrue at worst.I recommend you deploy the $50k into one property that will lease for $800+, and is worth $75k+, where you can BRRRRR your money and do the same thing over again.