Love that you are stepping out IN FAITH @Torrean Edwards! 

Negative CF, which is what you are describing, means you are buying your property, and making no money in the process.

It makes it easier for the appraiser to make comparisons.

In those cases, the title company guided us on the necessary steps to resolve the title issues, and we did whatever was required to close the deal.

Kody, you need to investigate the Pace Subto group and pay to get in. 

Quote from @Marc Zak: In the market where I live (San Diego), appreciation has been strong and many predict it will continue to appreciate in the long term.However, with current interest rates (6% at best) and property tax (2%), the annual cost burden is 8%.Am I correct in saying that appreciation has to be above 8% annually (plus whatever my maintenance and vacancy costs are) for me to make any money in this scenario if the property is cash flow neutral?

I'm looking at monthly cost to seller vs. anticipated rental income, purchase price relevant to the ARV of the area and interest rate, balloon, etc.

Process is simple. 1. purchase contract2. send contract to title company3. bring cash to closing and you're done

What are the steps to getting this accomplished?

If they Accept, you move to Step 2.