Then I would do a low risk flip ( rehab less than a few weeks) for hopefully a 10-15% profit, repeat until I have a nice down payment and am sure that I would be able to qualify for a refinance, then buy a buy and hold then continue flipping until I get to the next buy and hold - in theory, the time between each property should decrease as I should be getting capital from the buy + hold as well as I would already have my reserves built up.

I still consider land one of the best low-risk investments when purchased correctly.

When you say "section 8" tenants, are you looking at low-income housing tax credit type properties, or standard rentals that are in lower income areas and therefore cater to HCV tenants?  

You can go as low as 10% down and there are programs that allows this for first timers with good credit.3.

We took about 14 months to close this deal and the seller was very generous on keeping the price low.

The rents are pretty low in the area but so are the prices.

Idle money is the quickest path to low returns and does no good for anyone.

FSBO is very possible in hot markets.. if you already have buyers lined up.. in markets that are not hot your going to get deluged by investors looking to low ball..

Unfortunately, it's now going to get more complicated:(There are two types of approaches PMCs use to bill for maintenance:1) In-house ServiceTechs on the payroll, so owners are billed for their time by the hour.While the labor charges above are useful, they don't cover the true costs a PMC incurs, like:- Payroll costs for FICA, Social Security, Medicare, etc. that typically add 25-40% to the hourly rate- Medical insurance costs for the worker- Payroll processing costs to handle all of the above- Liability insurance costs in case worker damages something or injures someone- Workman's Compensation insurance- Costs of vehicles and tools- and more...Typically the management contract will disclose the total hourly rate an owner will be charged.

Does Hard Money typically cost 30-40% of the purchase price??