@Jerry Chilimidos, I see that you are self-employed.

Interest rates and cap rates change, competition changes, your PM ends up being horrible, lots of variables.Just to throw you a monkey wrench, in your killer spreadsheet does it include the credit score, income, and employer of every resident? 

The property is only 9 years old so that's why I put only $10k also, they are opening a new company that will employ thousands of people nearby so that's why I put a 6% income growth and only 3% expense.

Neighborhoods near major employers like the AFB often provide reliable rental demand, which is a great foundation for a long-term hold strategy. 

.- We're also looking for consistent employment, which is needed for consistent income.What are you doing to identify fake paystubs & W-2s?

For instance, sourcing cash flow deals is essentially nonexistent in affluent metro ATL markets with high employment, exceptional school systems, and attractive nearby amenities.

I would look for reviews on Zillow, Google Maps, Yelp, Experiance.com.To look up their license history you can use nmlsconsumeraccess.com, licensed and registered Loan Officers have to report a 10 year employment history.

We're starting to see more HELOCs and 2nd mortgages on investment properties nowadays.We deal with pretty much only real estate, investors and self-employed borrowers.send me a direct message and I'll get you a little bit more information.

Does anyone have experience employing out of town people with 20 plus years experience ? 

For house flipping, consider an LLC taxed as an S-Corp to reduce self-employment taxes by taking a reasonable salary and the rest as distributions.