Would love to be able to reduce the fee down to 10% or so, would really help with the numbers (although I think it would still not cash flow).

All bulk and relatively cheap from Amazon.

She told me personally that you cannot reduce 10 years of research into a 12 minute  TED talk!  

Most sellers will laugh when you ask them to reduce the price by 3% because you're not using a buyer's agent.....You can buy and sell your own  properties without a license anyway...  

This greatly reduces weeding.  

Lastly, having a reserve fund is key to offsetting unexpected costs, especially with reduced cash flow from the loan repayments.Hope this helps, and congrats on tackling creative financing!

Even with multiple units, with current interest rates and a competitive market (prices have continued to rise even with higher interest rates) think the Madison market is a stronger long term ownership strategy, where the bulk of your return will come when you sell from appreciation in rents and property value. 

 $9k/$72500=12.4% Rate of return (not including any closing costs which would reduce this return).  

It may be time to refresh the photos in your advertisement and offer a move in special with a reduced first month rent. 

In this context usually what happen is there're longer flattening period or reduced price growth once the immigration stopped, just like Austin.