**Uncertain Future Costs:** Final costs, including maintenance fees and property taxes, may be higher than initially projected.

I’m coming up with: $4600 monthly rents$450 insurance $950 taxes $690 Cap ex, Maintenance and Vacancy 5% each $400 water/electric from current financials $130 landscaping from current Which leaves me right under $2000 for a mortgage payment just to break even, which is a purchase price of $375k with 25% down.

I have no idea, but this doesn't sound right.This is in the tax code not a loophole.

Property tax around 200/month and Insurance 130/month.Based on a Heloc at 182,000 when all is done my plan would be to do a cash out refi to pay this down/off and use remaining cash flow + W2 income to pay the rest off.

We also have a general construction company that is taxed as an S-corp.

Then a call is scheduled with United Tax Liens for two hours.

NOTHING can target motivated sellers because NO ONE knows when someone, anyone, you, becomes motivated.So combine these 2 steps.Yes lists CAN target foreclosures, absentee owners, probates, tax liens, absolutely. 

Local government is landlord friendly and taxes and cost of living are lower.

If we crush the rehab I think we can even push closer to 200Cash-Out Refi Amount: $131k (75% LTV of the conservative 175k figure) Profit if done as a flip: 60k. (175k - 115k purchase price & rehab)Cash Invested: 18k (This accounts for $7,500 for down payment to lender, $2,000 in EMD to seller, lender fees, inspection, insurance, title, projected 3 months holding costs at $1000 per month)----------------------------------------------------------------------------If I do it as a flip, from what I understand, I'll be hit with a ridiculous tax bill (24% short term capital gains + 15% self-employment tax), leaving me with roughly $36k after-tax profit. 36 - my 18 invested leaves me with 18k increase to my net worth.

Tax benefits and low property taxes in NV still make "good" deals.