Numbers are great,.I met a broker here in GA who is instant, even obnoxious that I should sign his fee agreement for 10% that if the seller doesn't pick up the whole 10% that I will pick up the balance. 

@James TebelmanIt's pretty hard to beat an instant 25% ROI plus the tax benefits you get with a 401k.  

Like most other new comers I stumbled upon BP while doing some google searching and was instantly hooked!

I have used google instant street view a ton also.

Single family must cashflow $200, multi must be $100/door Single family properties I would like to be able to create instant equity with properties that need some repairs, or something I can take from a 2br 1ba to say a 3br 1ba. 

That appears to give you $25,000 instant equity.Let's say you refi in 3 years.

So I'm getting about $20k instant equity.

These things almost instantly turn me off when reading details about a property:1) Exclamation points - I see this as an attempt by someone to fester excitement 2) Listing the cost to rehab a property - Those are your numbers...not mine.

I'd rather buy a place, maybe out of state that cash flows, under market, to have instant equity and ensure I come out ahead each month and not have to worry what the market does. 

But 100% financing when the market goes down means you're instantly upside down in the property.