According to the numbers and bold assumption that I can find good tenants, this property would cash flow much better. 0.

We are assuming real estate will continue to appreciate (after this bubble pops) and a number of other issues (tax code doesn't change), but those same assumptions are as iffy with the paper investments. 

The range of offerings is great, and no assumptions should be made; you need to ask very specific questions regarding who is to do what.All the best to you as you begin your investment journey!

I am working a loan assumption with no money down in Bastrop at the moment.

The caveat is you need to adjust your assumptions accordingly. 

You make an offer based on assumptions, then you verify during the inspection phase.Could you imagine trying to sell a 200-unit complex and having to provide every potential buyer with copies of every lease, payment ledger, proof of income and expenses, etc? 

We've seen people make assumptions based on County Records or looking at the Chicago Zoning Map and not actually verifying with a Plat of Survey!

Assumption:  Each step/year has an appreciation of $20k/year. 

You are making a big assumption that the stocks will increase 33% by summer.

Of course with any model, many assumptions are made that go into it , therefore the projected returns could be way off by several factors if one of the variables is way off.