Thoroughly researching the market, including average rental rates, occupancy rates, and potential return on investment, is essential.

From there you'll need to determine Debt Service (if it's a financed deal) and Capital Expenses, to then calculate Cash Flow.The Cash-on-Cash Return (CoCR) will just be Cash Flow divided by the All-In Investment (Purchase Price + Renovations + Closing Costs + Wholesale Fee).If you're wholesaling these deals, I recommend you aim to offer your buyers a Cash Flow of no less than $250/mo and a CoCR of 10% or higher.

For that rate I would look at he Bigger Pockets Rookie summit. 

Hello fellow investorsIs buying a negative cashflow deal good if the IRR (Internal Rate of Return) and Cap rate are decent?

What is the respective cap rate for each property?

Using this process, our evication rate is 1 for every 750 leases signed, so it works. 

The biggest pain points like others mentioned is the Pre-Payment Penalty, Lender protections, and undisclosed fees. 

@Ethen Sanchez While I don't know STL as well as KC, yes crime rates play a factor.

As far as your VA loan goes, I do think you will need to have a steady source of income on a W2 for at least 6 months right now or 2 years tax returns if your an entrepreneur.. unless you can manage to get your disability rating then you might qualify just based off your awards letter.

We don't want a new mortgage because interest rate was so good.