Thus it is very difficult to cash flow with a rental property, however you can still make a great return with appreciation. 

It would be very difficult to find anything in Florida that cash flowed at 90% leverage though. 

Buying is difficult, but there are still deals out there.

The issue you will have is that finding out what a property actually rented for is difficult.

At the time, it never occurred to me that if you want to swindle people it is difficult and expensive to take legal action against a company that is incorporated in a different state than where they do business.

Hi there, If you live in another state it would be very difficult to show that you materially participate, as you need at least 500 hours, considering the IRS sees where your home state is and where the rentals are, it may raise red flags for the IRS if you try to claim that... as a tax accountant and investor myself, even without actually speaking in person, I do not know I feel comfortable suggesting you show material participation 

other methods still work but are difficult right now because interest rates and prices are both high.

However, you will find it difficult being that both of you are W-2 with your main activity to produce income being outside the real estate profession.

Once you go above ~$120,000 in Detroit you're going to have a hard time cash flowing, although rents have moved a bit higher and we still underwrite our deals pretty conservatively on that end.All that said, it has gotten more difficult to find deals that work.

It's difficult to see how a tenant will be after screened and signing a lease.