Our gross cashflow is going to be around 4k a month after we sell our current flip and reinvest the proceeds (under contract for the sale with a purchase already identified).We never would have gotten started without Eddie Speed and his education and it has created an amazing business for us.  

@Jason Porto generally speaking, I begin with around $10k in reserves for a new unit, and contribute around 11% of gross rent each month towards the reserve account (repairs, vacancy, capex).

So you are putting in various inputs/assumptions, like gross revenue (total sales prices of homes) less soft costs, hard costs, city fees, desired profit margin (i.e. 15% of gross revenue) = residual value (what the land is worth).

I have a written office policy manual that explicitly permits my employees and sales agents to carry at their discretion.

If you call that 10% of gross rents you will spend $116,000 a year on property management if you were earning $1,000/month/rental (about 1/3 of your gross profit on 97 rentals.)  

Using my slow days to fill work for employees and build equity.  

Sometimes large employers will rent furnished apartments for their employees coming to town on a regular basis.Also, if you believe strongly in the appreciation of the house, how bad would the negative cash flow be if you did long term rental? 

I've worked with government employees, families who have been displaced by fires, and other clients / employees who are my tenant but aren't financially responsible for the lease.

All units are currently leased, generating a monthly gross income of $7,200 ($900 per unit).

If you are not a licensed real estate agent, are you an employee of his?