Hey this is my first post but it wont be my last.

@Jay HinrichsBTW, guru Jay agrees that it is good time to sell my 4plex in Las Vegas.Terryone of my partners from Honolulu bought 2 or 3 4 plexs's in 2011 that were half destroyed and vacant for about 100k each.. then put 100k into them. and he is selling now also.. for a nice gain.. they were management nightmares though for him so he wants to sell them.. he did though donate them to his charitable foundation.. so not every one is in the financial position he is in.. he also bought about 6 SFRs at the time and killed it in Vegas with those.. 

U cant use end buyers funds to close with your seller and you make middle man money.. they wont do those.  

I'm ready to invest and just put my foot in the door, but I'm leaning towards Detroit this way I wont have any Mortgage payments :-) thoughts?

Our lender will not be recommend and wont be used by us again so when we find one that we worked well with we will share that information as well. 

You'd be surprised how creatively tenants can destroy things without really meaning to.

In the old days in Oregon we could write offers with EM NOTES  allowed us to shot gun and we could write a 50k EM NOTE does not have to be cashed until the deal is all signed around or within say 7 days of that.WEll that was unheard of in CA.. were I came from and many others that came to Oregon. so you rarely if ever see an EM note anymore agents wont allow it..

Expenses include 5% vacancy, 5% maintenance, 11% property management ( I wont hire initially but need to budget it in), insurance and 5% CapEX.Property principle and interest is based on a 30 yr 4% mortgage payment on the amount financed ~108K. 

I found a house that is for sale by owner. I've done some research on it and it looks like a good buy for the right price. The houses in this area sell for cheap but this house has the best curb appeal on a average si...

we see that in other hot markets just a marketing ploy he knows the market is so hot he wont have to buy any houses.Now he is using the wholesaler pitch.He calls is rocket sales or something like that.SEll your house in one dayNo showings.