I am looking to invest about $100,000 on a down payment for a long term rental, but running the numbers on a few different property types I just don't see how it currently pencils out to positive cash flow.

I am trying to decide between MN Property Nerds and Twin Cities Leasing for managing my long term rental in St Paul Minnesota.This is an out of state investment for me, and I also need help with tenant placement.

The development i'm talking about is taking raw/un-entitled land and turning it into a larger development with finished homes/townhomes/multifamily.For example, we have a few projects (40-50 acres) that we've been working on for over two years that have another 6-8 months until we are able to move dirt.

Hopefully very soon she will access my post 3 year long divorce financial records to clean this up.  

Then literally hundreds of these of come across my desk seeking financing - and typically the pro forma looks great while the actual historical financials show almost no more profit than Simple long term rentals after paying management fees, higher interest rates necessary for these type properties, increased repairs and maintenance, and faster depreciation.There’s also a personal reason I don’t invest in these properties ( I DO finance them).  

I'm basically going to be targeting rehabs and potential long term development plays or retail cash flow plays.  

Assuming you want long term renters, then staying around $400k or less is where you need to be anyways.

Hi Everyone,We are exchanging for the first time from MFH to NNN retail properties. 

I wouldn't wait for interest rates to come down, because they will slowly come down, and you'll be waiting for a long time.

@Ivana Ivanovic I would say 8% is low to cover both vacancy AND repairs.If you expect to incur just one month of rent lost every 12 months, you'd be looking at an 8.33% (1/12 of gross annual income) vacancy rate.And, even for a brand-new build, you're going to have some repair/maintenance costs as long as you've got human tenants.