There's a BP thread on his SubTo mentorship. https://www.biggerpockets.com/forums/311/topics/862708-sub-t...Gator is about private lending wholesalers the earnest money.

The full 5 year proforma is free to give you a good look at what to expect on the deal.

In the markets I watch, now nearly 60% of listings are EXPECTING to pay a commission, but asking the buyer to SET the buyer agent commission amount, and making that part of the offer discussion.

I have gotten a seller's credit for my 3 existing units but to be conservative, I will assume I am paying full closing costs here.At the moment, I have ~$25k in a HYSA and expect to save another $10k from my W-2 before I start putting offers in.

I guess that kind of vitriol is to be expected coming from someone who doesn't even have his own picture in his profile. 

PM is a thankless business where you are expected to work 24/7 for pennies and every little problem has a finger pointing at the PMC.

However with a long hold I do expect San Diego RE to have outstanding ROI.  

@Martti Eckert here's the big issue that no one really talks about that you hopefully find helpful (this is copy & pasted):-----------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Also, set clear expectations with tenants upfront so they know how to handle issues like maintenance requests.How do you plan on finding all your contractors?

You could put in a range of numbers for purchase price and closing costs, renovation expenses, and expected returns and you could very quickly get a range of projected return on investments (although an excel spreadsheet could easily do this as well), but I'm sure as technology develops we will see even more sophistication in AI's ability to assist in deal analyzing.