It might not be as sexy, but it gets you started Your first REI experience should not be cash-flow negative, as it might be your last. 

Targeted annualized return is typically in the upper teens achieved over the hold. 

Wholesaling (the right way) will teach you how to find off market dealsHow to negotiate with sellers,Understand seller objections (so you can become a better negotiator)How to read write and understand contractsHow to find ARVsHow to find cost of repairsUnderstand how to flip (as you are dealing with cash buyers that flip)How to do Buy and holds, (as you deal with buyers that do buy and holdsHow to do marketing (you are a marketer, not a wholesaler)How to be awesome, smart and extremely good looking (because you are reading my post, thus connected to me in some shape or form, thus my sexiness will rub off on you.THAT alone is worth doing wholesaling!

To me, being risky and taking calculated risks are two different things, that's why I opened a HELOC for only 50% of my home value. 1) the limited amount curtails being reckless2) it keeps the budget much stricterWhile your VA loan advice is solid and sound (the option to reuse is nice too), I have yet to find a way to convince my wife and two teens to move into a 4-plex.

It is your roadmap for where you want to go and it's just for teens like you!

We had several extended periods with abnormally low temperatures in Dallas this past winter, that will create high electric bills in an all electric home.You said you replaced the A/C when you purchased the home, did you by chance have heat pumps installed or is the heat just resistive heat (very expensive).Even with heat pumps, when the temps get into the teens, the cost to heat goes up significantly.

This was a mom and her adult daughter (plus two teen age girls) who rented my house.Initially they faithfully paid the rent each month; even calling me to come and pick it up (yes; I was so new at the game I was driving over to get the rent). 

He still works for me occasionally but not as a regular person, and I count the tools and make sure the keys are not in his possession.My nephew is a contractor hires mostly guys from Teen Challenge, he's watchful and pretty much knows what's up,, any questions and usually one guy will point the finger to the one that got out of line.So from a person who's been there and done that.

Overall, that leads to a very good cap rate some were in the teens and sometimes higher.

That said, I have a really nice performing park, fully developed and fully occupied, with a history of over 5 years performing as such, ready for sale for a price that places you well in the black day, month& year 1 with a cap rate into the teens if not better as long as you dont do something cataclysmic stupid or bizarre.