If the mortgage is $400 and you're charging $500 and area rents go for $1000 you are leaving serious money on the table.

After talking to my lender @John Capehart , he did a really good job estimating my closing costs of 14k so I just offered 14k above what the sellers were looking to net to have my closing cost included in the purchase so I could bring less to the table.

There's more paperwork and you don't automatically drop PMI once you hit 80% LTV.I don't see any advantage of using a private lender unless you have some unique circumstances.What price range are you considering?

Use an on-line mortgage calculator to figure out the details, see amortization tables, and understand how turning one knob changes another.A better SFR example is one that costs $95k and rents for $950/month (hits the 1% rule).$950:  GSR$48:    Vacancy (5%)$143:  Repairs and CapEx (15% combined)$95:    Management (10%)$50:    Insurance$50:    Property Taxes$374:  Debt Service (20% down, 4.25%, 30-year)   =$191/month cash flow (12% CoC ROI on DP)Now imagine this is a quadplex with lower per-unit costs and some efficiencies of scale (a few more expenses, too).

Me and @parker hills are finance/engineer guys by trade so marketing and sales are something we're finding to be an interesting challenge.A few nationwide concepts we're considering-targeted facebook ads in tier one cities-Good adwords spend (same areas)-FaceBook group marketing I think the business is unique, and your site is awesome. 

You should also have a pretty solid idea of what you have to bring to the table.

You can’t around it unless you are the only one with an offer on the table but that’s very unlikely with the competition in DFW.

or , did I kind of pingeon hole myself to where my only option would be to sell it to recoup the forced equity and market equity that I have created..buying it and rehabing it at a cost of $95/sq ft and selling it for $188-210/sq ft puts a potential $300K  on the table in profit.  

They are funds you bring to the table to close but are used towards your mortgage payments.

You would have signed several agreements before the closing table - like the listing agreement and the Purchase Contract.