Try to rehab a house 2,000 miles away with no money as a beginning investor.I basically had to run a pyramid scheme in order to finish this project.

But it is still just VERY basic. 

This is a significant down side to me as a long term investor as it basically wipes out your cash flow. 

Basically, flip partnerships suck unless you spend a long time being clear about the roles and payouts, etc.

My logic behind a area to hold is basically is in my zone of knowledge that means close in and in a  A-B area .BIG fish can have the whole USA in their  zone .Outside of my zone I am thinking flip it there are exceptions like all rules . 

Finally the pro formas that they provide are absurdly basic and neglect at least 25% expenses, so are essentially useless. 

So basically $2M annually.So I could spend $200k and make $24,000 in a year, or I could spend $200k and make $2M in a year.

All kidding aside, I do believe you have the general sketch of a marketable SECURITY.  

B class will be basically break even maybe slightly positive cash flow on a good deal with your typical 20% down payment and financing the rest with todays interest rates. 

It’s an attached HPR, basically a duplex that is zoned as two single family homes.