For something more robust, tools like Excel or online calculators from financial planning sites might better suit your needs.Your ROI Formula:ROI = (Net Cash Flow ÷ Total Out-of-Pocket Investment) × 100For your scenario:Net Cash Flow = Annual Rental Income - (Mortgage Payment + 401k Loan Payment + Other Expenses)Total Out-of-Pocket Investment = $40,000 cash + $50,000 loan payments over 5 years.I came across a piece in Bloomberg recently discussing creative financing, and they touched on ROI calculations for multiple loans.Personal anecdote: A buddy of mine leveraged a 401k loan for a fourplex.

If you can rehab your way into a house-hack of a small multifamily and live on site, I think that would allow you to improve your cash flow by getting a short-term rental license even though the city is making it harder to do STRs.

But I also love the idea of investing in real-estate and utilizing its tax benefits I have read around 10 ish books or so and the one I am reading right now recommended this site I am looking for some advice of things I can do to either prep for an investment into real estate and or do right now.

Stop with the guru sites, the videos, all that nonsense is pure crap designed to drive the lazy into highly risky investments or investment schemes that will surely see you make a little or lose a lot. 

Hire an inspector /independent person to manage the job site for you, someone with your best interest at heart.

I dont think its a terrible idea to post to sites now that say updated photos coming soon.

There are a million sites you can look at to get an idea based on more parameters.

BP being 90% landlord business thats what most folks on this site are trying to scale.

I don't really come on this site much anymore.

Do I need to talk to a real estate lawyer for my own lease, or do I use a site like RocketLawyer?