Then I talk to the sellers, make a soft pass on the phone at 70%-10k to see if we are in the ball park.

$85,121 Purchase Price on 11/3/15 with Cash$28,967 Rehab/Soft Cost$157,900 Sales Price, under contract within 5 days of being on market$150,722 Paid at Closing on 3/24/16$36,634 Profit (I did have a Joint Venture Partner on this deal so we split profits 65/35, so my realized profit was approx. $24K)Property is located just south of DFW in Alvarado, TX. 

I had a few concerns with a couple of soft spots in the floor on the second level and all 4 A/C units were of different sizes and ages even though the 4 units were identical.  

In fact, rents in the higher end market got soft in April to about 2 weeks ago.

By using leverage, they often have 3-5 developments or more going all the time, and if one gets soft the other 4 are still plugging along.

@Nick Noon @Jay Hinrichs @Joshua La Pointe"Speak softly and carry a big stick; you will go far." - American president Theodore Roosevelt, January 26th, 1900. 

With a 790 credit score and $48K in reserves, why don't you get a conventional loan or at least go for soft money like Lima One Capital's Rental30 or Fix2Rent product which would come in much lower than your 12.75% and 2 point HML?

Even though it all comes down to the numbers... sometimes those numbers are quite soft - predicting appreciation rate over the next 30 years?

@Tammy Braz You sound soft....

blah blah blah.You can usually do just a soft information drop off (branded with your contact info on there somewhere) and be good.