Hi KyleThe way most real estate for sale is priced these days there’s little to no cash flow after debt service with 25% down - borrowing a down payment would put the investor in a negative monthly position. 

Quote from @Lori Edelman: Quote from @Katee Welte: As we recall Lori you chose to not use our services on your own.

Get out as quickly as you can and even if you have to cut your asking to the point where your post portfolio-sale and consumer debt service leaves you with significantly less than that ~$1.4m equity figure you listed (which is certainly will), take the cash you net, use the lessons you've learned in two year crash course you've been on and start again! 

Year 0: ($2,000 - $1,700) x (1 + 2%)^0 / (1 + 5%)^0 ≈ $300 in today’s buying power.Year 5: ($2,000 - $1,700) x (1 + 2%)^5 / (1 + 5%)^5 ≈ $260 in today’s buying power.Year 10: ($2,000 - $1,700) x (1 + 2%)^10 / (1 + 5%)^10 ≈ $225 in today’s buying power.Year 15: ($2,000 - $1,700) x (1 + 2%)^15 / (1 + 5%)^15 ≈ $194 in today’s buying power.So, if you purchase property in a city where rent increases at a slower pace than inflation, the amount of goods and services you can buy will decrease over time due to inflation.Here is what I recommend:Purchase in a city that possesses the following characteristics.Significant and sustained population growth.Rapid and sustained appreciationBalance negative cash flow, interest rate buydown, and increased down payment to create an acceptable cash flow situation today.Refinance when rates fall to increase cash flow.

@Dave Bobka @Justin Arnold So, if an investor is looking for a larger, family style home for a Section 8 tenant that is dependent upon public transit, this would be a great property, wouldn't it?

Even if the sponsor lacking knowledge and experience can raise capital through syndication, their life will become a living nightmare of lawsuits, hostile social media posts, public ridicule, accusations, legal threats.  

The problem is that we start seeing public push-back from the DNS (Department of Neighborhood Services, they issue fines) and the press: it gives landlords a bad rep - the newspaper does not differentiate between OOS and local.

Instead of paying into someone else’s property, you could be using that allowance to finance your own real estate investment.In Germany, you have access to a stable market with long-term growth potential, and U.S. service members and government civilians have unique advantages here.

The math behind Real Estate is not that complicated, Revenue - expenses and debt service = cash flow. 

External Revenue Service :)