Of course the bolder the target, the less likely it is and probably less than .01% of people could pull this off.More realistic advice is to get as high of paying W-2 job as you can, save up, put 5% down on a 2-4 unit, manage the heck out of it, and then leverage that experience to do a larger deal using OPM.

If using realistic expense estimates (such as the50% rule), this negative equity can take years to recover.  

Not to say every off market transaction is a bad deal, or to imply that every listed property has realistic pricing expectations, but there is more motivation to move a property that is listed.  

But the flexibility of your schedule, no boss or direct customers, and potential for a great year, and realistic expectation that you set make it all doable.   

With that said, there have been more realistic seller expectations to the tune of significantly reduced purchase prices both pre and post executed agreements.

And make sure your rents are realistic (and not too conservative).

This will give you the most realistic idea of what your deal will rent for. 

Sometimes, these two numbers aren't compatible, so again, it's the manager's job to provide realistic expectations and numbers which will allow you to meet these goals.Please feel free to send me a message to further discuss the situation and other possible solutions!

I'm currently looking for more resources so I can see how real people are finding and closing real deals and what are realistic and possible cap rates and cash on cash rates. 

My reply: "but these properties realistically are for rent, so your comps should not be that much off, correct?"