Have you considered investing directly alongside the cash of an experienced buy and hold investor in a cash flow property with equity and cash flow split pro-rata?

Technically speaking you'd just want to ensure your net of tax income is greater than the 4.6% interest pro-rata reduction equivalent you pay on the mortgage to break-even. 

Beware of the pack rat!As

Tenants put a cap on their pro-rata share these days.

I'd rather have a life that doesn't involve a rat, a wheel or deadlines and commutes.

I think you need both (plus a balance sheet) to really examine property performance.A month-by-month P&L with proper pro-rata expenses (e.g. taxes) and set-asides for maintenance reserves and the like might tell you more about how your properties are actually performing.Great read, nonetheless.

If you have 50,000 that means you have 50,000 of EQUITYTake 50,000 and divide it by the equity portion of the LTV ratio you expect to get:So... 50,000/25% if it is a 75% LTV = $200,000 This means you can purchase a property valued at 200,000 at the given LTV assumption of 75%.Break it down further like this:200,000X.75%= $150,000 debt you can borrow200,000X.25%= $50,000 Equity you haveTotal = $200,000 of course this doesn't count for closing costs etc... so you need to factor that in (maybe use a lower LTV ratio)Creative ideas I would use:-Owner finance as much as you can where it still cash flows a t a nice rate of return paying that note-Joint venture with someone who has some equity and go into the deal together - split the returns pro rata according to %'s invested.

The rule requires you to reduce pro rata the amount of profit you exclude from your income based on the number of years after 2008 you used the home as a rental, vacation home, or other “nonqualifying use.Here is my situation:I have a Coop in Manhattan that I bought in 2006 and initially lived in for many years as my primary residence but then rented out.

This would be the plan to distribute the payments:Distributable proceeds from operating cash flow and capital events are to be distributed in order as follows: 1 - Senior debt service payments2 - Then, to all deal-level investors pro-rata and pari-passu until such investors have earned a 9.0% annual preferred return (compounded to the extent unpaid)3 - Then, to deal-level investors until their initial capital balance has been reduced to zero;4 - Then, 25.0% to the Sponsor and 75.0% to deal-level investors until such investors have earned a 19.0% annual internal rate of return (IRR) (compounded annually)5 - Then, 50.0% to Sponsor and 50.0% to deal-level investors

If you invest cash into the deal too, treat your cash just like your investor’s cash, you receive the same waterfall pro rata.