I've been slowly winning her over the past three months but it finally hit home last week when we did an exercise borrowed from the bp money podcast.

Do the exercise on all the items (roof, windows, hardscape, fence, bathrooms, plumbing, electrical, etc.) and the numbers add up fast. 

Evaluate better, question everything that I legally can, and exercise lease eviction options as soon as necessary.

The exercise we are going through right now is figuring if there's a real pain point for property owners and managers.

(For simplicity For this exercise let’s just assume 0 for tax, insurance and other expenses).

How do I suggest this with no money down, to not lose my deposit if the option is not exercised?

I'm doing a little exercise to determine the CoC and cap rate on my most recent purchase.

This can get complicated because many lenders will exercise the Due on Sale Clause, so to get this type of loan and still get the protection of an LLC, you will need to implement a Land Trust (check out this article for more.)2.

But running an intellectual exercise on the numbers, I think you should be able to figure it out.Essentially, you need to make sure your entire expenses/cashflow is covered in 3-4 months. 

Not only is this an exercise that will have more effect on your life than any real estate investing, but it will train you to be a better investor, as you will learn to take the same approach with your properties (minimize costs, maximize value).