It may make sense to "overpay" for a property that won't cash flow initially if you know that the value of that property will skyrocket in a couple years (say, because Amazon is building its new headquarters a bus stop away, or you're a geologist who knows there's probably oil under that grass).

If there are additional expenses they need to be taken into consideration such as if you are paying for water/sewer, gas or oil, trash, plowing or lawn care, HOA fees if there are any, CapEx, maintenance, vacancy, mortgage, taxes.

I work as an electrician in the oil field right now.

Here is the answer to your question:  https://www.biggerpockets.com/forums/51/topics/998718-explai...Short version: CPA service is not a commodity like an oil change, and even oil change can be messed up or damage your car.

@Jinesh Patel - whatever you do, don't go with one of the national snake oil salesmen....I mean "gurus". 

I have one oil company that’s charging $4.24/gallon of oil right now and my commercial oil rate is $3.16 right now in other towns which when you fill up a tank is the difference of about $150 per fill up.

I’ve also been reinvesting capital to help reduce my overall expenses by replacing existing oil furnaces in 3 buildings where I pay for the oil to individual propane heaters that the tenants will pay for their own heat going forward with.

@Michael Oliver, some DSCR lenders will go down to a $75K value and a $50K loan amount.

Others got sold snake oil by a good marketer.  

Susceptible to all of the items listed above, plus snake oil schemes, and outright frauds.Also, the "Double-Downer" - They DO get started, but once started, can't stop, and just continuously raise more and more money, for ever increasing "doors", and bigger, and different deals.