. $1500- $960 + $200 IS $340Cash in your pocket after everything roughly $1500-$1160-$340 which is not bad for a 100% financed deal(INFINITE RETURNS)Now, If you ran this analysis on a 1% deal as @Nicholas L. mentioned you will undoubtably end up in the red each month.All the best!!!

As mentioned take a smaller cut to complete a deal if necessary.

@John Mason rightly mentions your CORE 4. 

-i mentioned BRRRR because you said "acquire around 3 properties in cash deals that need fixing up, rent them out" - that's BRRRR. 

I signed the contract mentioned above, that initially said no closing points to lendbase when we find a loan.  

So, as previously mentioned, the rules can be changed at the developer's whim.

I even calculated and mentioned that the costs would total $15,700 for the project which was agreed upon.I had also told the PM that if any extra costs come up to let me know so I can watch the numbers.

You can find a bunch of lists that mention top amenities such as hot tub, sauna, etc.

The reason I mention Buildium is because their Growth plan can be more affordable than the second tier of Appfolio that you need to pay for to get access to the integrations.

I also notice that @Gregory Schwartz mentioned Huntsville in particular—I definitely think that it’s a strong market for long-term appreciation.As for your concerns about investing out of state, I think an investment strategy that is as close to passive as possible would be best.A do-it-yourself approach—where you acquire a property, place a tenant, interview a bunch of property managers, and handle maintenance yourself—is going to be pretty tough to do remotely.