@Clark Harbaugh, Given the favorable tax rulings over the last few years (in particular revolving around trusts and their equaling a beneficial interest in the underlining propery) the IRS has actually been much more lenient (or at least silent) on these issues. 

Cash flow is defined as the money left over after paying for all expenses, including setting aside a certain amount to cover projected expenses like maintenance, vacancies, or capital expenditures.EXAMPLE:Property Price: $250,000Down Payment (25%): $62,500Loan Amount: $187,500Interest Rate: 6.5%Loan Term: 30 yearsMonthly Mortgage Payment: $1,185Monthly ExpensesMortgage Payment: $1,185Property Taxes: $250Insurance: $100Maintenance (10% of rent): $250Vacancy and CapEx (20% of rent): $500Rental IncomeMonthly Rent: $2,500Total Expenses: $2,285Cash FlowNet Cash Flow: $215 per month 💰However, there are many other factors to consider.

What's peoples thoughts opinions on this real estate market over here?

We are in 11 markets, including Huntsville and would be happy to set up a call to talk over some options. 

I am sorry this is happening.There are many things that happen that are not in the purchase agreement like the seller turning over the keys to the property at closing.

That lender requires a 740 FICO minimum to go over 80LTV. 

Over all I am getting a loss of $500 per month.

With the run up on RE prices and boom of STRs over last 5ish years people have been led to believe it is easy and leveraging has minimal risk.

I think most of us do, but the problem that I've discovered with 15% down programs over the past couple of years is the balance between the cost of the home and the rent it can garner.

I couldn't afford the entire payment at the time and I had to use their creative financing to split it out over six payments per month.