Can't seem to find anything that yields greater than 4-5 percent return.

NO.As Larry Kudlow said we may never see low interest rates in his lifetime again, already like that in Japan and Norway etc.Too hard to draw any real connections and if we Gut feel a recession we have to see where the wiggly fundamentals end up.'

I have added vacancy, repairs and 10% capex. 15 year loan was almost one percent point down in interest and hence I went with 15yrs instead of 30 though it reduces cash flow.

I just do not feel 8 or 10 percent of rental income going to them is worth it.

We are in our early fifties, semi retired and thought we'd trade a longer term for more cash flow now.

She is right on the money when it comes to buying quality at 20 percent or less of the original cost.

Congress is also working on legislation that will omit the opportunity for your heirs to "stretch" the income out over their lifetimes (for inherited IRAs and 401K plans), so that reduces the value of leaving retirement funds behind.

Tenant buyer pays a 3-5 percent non refundable downpayment which I keep and I put the seller and tenant buyer together for the lease payments.6.

Here are my hopefully conservative estimated repairs:New Roof - $8k, Replace all Flooring - $9K, Complete Kitchen Remodel - $10k, Remodel Bathrooms - $8k, Interior Paint - $7k, New AC/Heater - $8k, Exterior Repairs - $1k (it looks good)Total Repair cost is $51KI only have 20K in cash, so I will need to initially purchase it with hard money with an estimated cost of 15k.70 percent rule says at $210K that I should only have about $147K invested in this deal.

Best units cash flow without a down payment. 20 percent down is just icing on the cake.