Now to summarize, correct me if I'm wrong, but generally lease options are used for renting the house monthly with the choice owning the house in the future and owner financing is used to pay for the house monthly with the ability of owning the house now.

To summarize: SFH: $60,123.03 Duplex: $90,184.54 It will probably be easier to find a 2 family for 90k than a SFH for 60k.

These data are summarized by 4 building types in 150 cities. 1)ELEVATOR BUILDINGS 2)LOW RISE 12-24 UNITS 3)LOW RISE OVER 24 UNITS 4)GARDEN TYPE BUILDINGS Do these larger complexes/buildings have the same operating expense structure that SFH's and /or 2-5 family buildings?

We were running out of time by now(this is really summarized as this was going on for weeks it seemed) and the B-C title company were screwing things up for me.

@Steve Smith @Nick NoonYes, I accounted for 10% for both, as well as 10% for CapEx.So, to summarize the long post, I calculate close to $200 cash flow, $5000 for reserves from the insurance proceeds, cash-out refi where I could pocket another $5,000-6,000, and be into the property with no out of pocket money.I also have the garage I may rent.If you check some of my posts, I tell a bit of the story on this property.  

If I lost you there, allow me to summarize. $200K investment can control $1M in real estate assets. 20%-25% down on properties valued at $100K or less will allow you to acquire 10 properties.

So in summar,y no, I don't think you're at a disadvantage investing in LA or SF or NY, you just make money in a different way, and it's for you to decide if that's ow you want to make your money. 

For an easy one stop big picture guide, I like Fishman's Nolo tax guide for LL's as it summarizes what is in a dozen IRS forms and pamphlets.

The difference is the cost represents a much larger % of NI in D class.There's an article on BP that summarizes capex costs.

@Michael DunnI have a few portfolio loans (kept in house by the small local banks I work with), and the terms were purchase + rehab all in a commercial loan.To summarize your questions: the lender may lend for purchase + rehab up to a set amount, based off the value of the house.