Did you figure in the additional cost of no rent for one of the tenants and how long it will take to evict them?

As an example I was looking at a multi unit, smaller building and within 90 seconds of viewing the proforma I saw the maintenance/repair figures were "low".

I’ve seen people buy land thinking water was covered only to find out they had to pay 6 figures to get water re-routes or upgrade pump stations.

Read those relevant parts and figure out how far in advance you must give eviction notice, how to handle evictions with no lease, etc.2.

@Levi Ballard - you figured it out, I'm busted!  

Now, you need to figure out how to find deals and pay for them.

No one ever figured it out .

To clarify, I want help on figuring out how to pencil a deal that has positive cash flow.

Instead of having to source a rehabber house, figure out how to do rehab when they have zero experience at it. and then trying to find a HML to do the loan up front ( if thye dont have the cash) and a take out lender.  

Hey Jonathan, Best way to learn is to go to every meet up you can and ask a tons of questions and listen to the stories of experiences investors to figure out which route you want to take in your journey.