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

With the buying factor I have investors lined up for me to conduct deals but, since I am new to this they want a solid plan on how it will be done.  

., GovernorDEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENTDIVISION OF CODES AND STANDARDSSTATE HOUSING LAW PROGRAMNovember 9, 2016INFORMATION BULLETIN (2016-06) (SHL)TO: Local Governing BodiesLocal Code Enforcement AgenciesFactory-Built Housing ManufacturersInterested PartiesState Agencies and DepartmentsFROM: Richard Weinert, Deputy DirectorDivision of Codes and StandardsSUBJECT: 2016 California Residential Code (CRC) – Change to dwelling unit requirements for minimum floor area, and current rulemaking cycle proposal to repeal efficiency dwelling unit requirements from the 2016 CRCThe purpose of this Information Bulletin (IB) is to notify local governing bodies, code enforcement agencies, and factory-built housing manufacturers of changes to the 2015 International Residential Code (IRC) which were adopted into the 2016 California Residential Code (CRC) and will take effect on January 1, 2017, which will allow for design and construction of dwellings considerably smaller than efficiency dwelling units.Section R304.1 of the 2013 CRC, based on the 2012 IRC, requires all newly constructed one- and two-family dwellings and townhouses not more than 3 stories above grade to have “…at least one habitable room that shall have not less than 120 square feet (11m2) of gross floor area.”

Everyone seems to agree that the biggest determining factor is the quality of your PM.