Additionally, smaller properties (2-4 units) tend to have lower cap rates because they qualify for conventional financing, which impacts the math.If you’re struggling with cash flow, finding off-market deals or considering seller financing could be a good way to improve the numbers.

And the added cost of the ventilation systems needed to deal with an indoor pool.  

Additionally, if the market conditions improve, you might have a better opportunity to refinance at a more favorable rate.5.

Network with wholesalers, check public records, and use platforms like PropStream or DealMachine to find distressed properties.Be Cautious: Pay attention to permits, inspections, and local market trends—over-improving for the area could hurt your profits.Starting with a solid plan and realistic numbers will set you up for success.

Total interest paid drops to $41,857.25 which is a savings of $35,808.08 (46.10%).We could improve upon this a little more by making bi-weekly payments of $291.88 + 140.38 = $432.26.  

However, after seeing what we could offer in terms of amenities, location and service, they happily paid the premium rent associated with renting from us.I am not a natural salesman, but reading books on marketing, sales and hospitality has greatly improved my ability to convert a lead.

The "slow flip" I am referring to was purchase the property in the traditional financing way and then live there while rehabbing and improving (adding bedrooms, getting the yards back in shape, updating finishes, building or adding shop space, etc.).

This typically results in improved cash flow with time.  

If you told him you have been playing pickup games for the past year and need help improving your jump shot, now he has evidence you're motivated and a specific goal he can quickly help you work towards.

These are not great investments and while the experience is not typical for Memphis, nothing I've read or seen should lead you to believe your experience will improve.