The main factor is the TIME involved.

Bubb,"Modular home" and "trailer park" are mutually exclusive, unless you mean a house built on a foundation on a lot adjoining or appurtenant to a trailer park, as in the on-site manager's house.A modular house is stick-built in a factory in sections and the sections are assembled on a traditional foundation at the home site."

What a great name Amazon could give itself for investing into a community that needs the help and could really Help make Gary Great Again "MGGA"   However even if this does not happen there are over 4 billion dollars worth of renovations happening in the next 3-5 years on the steel mills that are coming here or expanding or the Tech center or the renovations already happening at the airport or the candy factory expanding and the Harbor that is opening up to new industrial development and the new school that is being proposed.

Your down payment factor is a big problem.  

The fear factor is that those costs can easily equal or exceed what you'd pay a 6% broker.

Dory,I would argue that your risk factor is not reduced by a synidaction, just that you personally had only a percentage of ownership and therefore a percentage of the same risk.Reducing and eliminating risk is not done by spreading over Geography (in my opinion) or spreading between multiple parties, but in doing your homework on the specific investment and that specific area.In short, if the risk factor for a specific investment was 100 for simplicity's sake, and you formed a synidcation between 5 investors, each investor would have 20 ponits in risk factor, but the total risk factor did not go down, you put in 20% and therefore have 20% of the risk, which calculated by your money invested is still the same if you bought the whole thing yourself.

and after few days and a I put a contract on a property, he tells me he can't do 100%, must be 90%...thank goodness...my desire to get the 100% loan is not for the lack of cash (otherwise I would have been in deep $#@#)...but now all my ROR and Cash on Cash analysis is significantly different...at least now I don't have to worry about the "Infinity" values coming up due to the $0 down payment...lolI guess, I don't have an exact question, when it comes to the second point. other than that I feel dissapointed about my upped front out of pocket...should I be even dissapointed or should I look at it as saving on interest since a loan interest rate is higher than any guranteed return Money market or savings account and I still have the equity rather than Cash...but then again my risk factor is higher now.ughhhany thoughts..comments mostly appreciated.thank you all for such a great website, forums, and tools!!

Over 18% is high. 12-15 I'd say is average but some buildings are more efficient and the load factor is less. 2.

Kearney, I hate bootcamps – most are factories to up-sell attendees on mentoring or other more expensive products – if my company didn’t pay for them, I’d get a reputable book or home-study any day.

Capitalization rates need economic values to be realistic and attempting to figure out opportunity costs may be impossible for small investors or deals, takes more time than it's worth.So, I rarely consider a cap rate in the true sence as a determining factor. I