As you have noticed, the cash flow isn't as generous in those areas and lately inventory has dried up.  

Isn't a 10% cap rate particularly generous? 

He gives so much detail in all he lays down---he is very generous.

Have done some Googling but wanted the BP perspective as well as I find this site to be such a valuable resource due to the generous giving that is typical from experienced people in this community.

This is my first post and I feel the need to say what an awesome community of incredibly open-hearted and generous people you all are.

Thank you for everyone here that is generous in helping out.

Purchase price: $280,000Down payment: $20,00030 yr fixed @ 4.25% (No points) Closing costs: $6000 Rehab: $2000 Principal+Interest: $1280Taxes+Insurance: $600PMI: $190Vacancies: 5%Repairs/maintenance: 5%Cap-ex: 5%Monthly expenses: $~2500Monthly income: $2900Cashflow: $400/monthCoC: 17.18%A couple of things to add:I have analyzed the deal as if we were not living because we will most likely move out after 1 year and keep it as buy and hold propertyBoth units are sub-metered electrical/water and tenants will be responsible for utilities No HOA duesThis property is in a flood zone and will require flood insurance - I have been given an estimate of what flood insurance would cost on this property and have over-estimated generously on this expenseThe property is in good shape, as far as we know their does not seem to be any major rehab issues.

Thank you @Andrew Bosco for your generous, thoughtful, methodical, scientific, thorough presentation - case studies, analysis, resource lists .....

Honestly it'll be rare to have someone take you under their wing unless the relationship is mutually beneficial, OR they are just that generous with their time. 

Welcome Alexander DajaniThis website is an excellent resource and the people are courteous, knowledgeable, and generous with their knowledge.