Since the formatting didn't work on that first post, here it is again:ExpensesVacancy (5%)     -$105.00Cap Ex (8%)     -$168.00Water (Based on living in the area)     -$50.00Management (Will self manage, but still included)     -$168.00Property Taxes (estimated from 2015)     -$250.00Repairs (8%)     -$168.00Electricity (Based on living in the area)     -$200.00Insurance (Overestimated based on first duplex)     -$150.00Principal and Interest (4% on 114k)     -$544.25Total-$1,803.25Income (Based on area)Unit #1: 2 bed 1 bath$800Unit #2: 2 bed 1 bath$550.00Unit #3: 1 bed 1 bath$450.00Unit #4: 1 bed 1 bath$450.00Garage (2 spaces)$100.00Total$2,400.00Again, the only thing I'm not sure about is the P&I number because I want to go with a hard money lender to buy cash initially. 

But it's not just initial training, it's the ongoing support, like a new financial planner just getting licensed with the general agent, they always discuss cases together, General agent makes 50% of the financial planners gross wages but the new financial plan a gift to look like an expert quicklyNow I don't charge 50% of every deal, which I personally think is  ridiculous, but I do charge a fee for 12 months coaching@Jim KellerThank you for the kind words and I look forward to having you as a client.

I admire your initiative to start gaining valuable insight about real estate while you live such a busy life.

I've had one of the units vacant the entire length of my ownership - the initial vacancy was filled, then a troublesome tenant moved out.

In other words if there are any issues that arise outside of your initial walk through with a GC that will have a significant impact on your budget(you can even set a $ amount), make sure they know it is up to them to provide you with the necessary information for you to make a decision, ie. pictures, furthermore they should not proceed without your approval.  

I have signed the initial escrow doc verifying my name and address.

So by joining the studio to the unfinished space with a set of stairs, I can wall off the unit's initial entrance allowing each unit its own private entrance.

Even with hand written and supper targeted letters I don't get much response until the 4th or 5th letter...If you're thinking about the money you spend on leads this is a good way to reduce the initial cost.

I initially wanted to finance but I realized it was difficult to buy a place in a price range under $100K because the cash investors are buying up all the low income properties. 

There are 3 years of this certificate available so if I buy the 2011-12 certificate, that is at least 2 years old and will enable me to initiate the Tax Deed Process.