@Ashley Petersen I would wake up from this dream you are having, completely unrealistic and fantasy, Is this really a valid question ?  

It seems with all the deals I've practiced analyzing so far that I'd have to purchase these properties for WELL below listing price (to a point where it seems unrealistic to expect to be able to find a seller willing to negotiate so low...)Here it is: 2702 East Willis Ave, Fresno CA 93726$179,900= Listing price (I ran the numbers at this price and came up with a negative cash flow.

It sounds like they have unrealistic wants and can't accept the reality of champagne dreams on a beer budget.  

Question everyone who's lived in or visited the house if they used flushable wipes - that's unrealistic.

Here are some things to watch out for and avoid as you evaluate different companies: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investors

The 20% return is pretty unrealistic.

I know when I started, I had unrealistic expectations.

Change your criteria and get more creative or don't expect to get your unrealistic outcome.

At 10% ($72), it would take 7 years to bring rents to market (this is simple math that doesn't compound rent increases but also assumes no increase in market rent over that same time, so it's probably close to a wash).  7 years is unrealistic and makes no business sense.  

Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspection Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors) Require you to pay for any renovation upfront Sell only in cheap. low end neighborhoods Don't accurately represent the neighborhood/property classification Don't have consistent rehab standards for all properties Don't provide a scope of work for the property Can't provide references of repeat investors