You buy it and fix up the renter's side first, and let's say you manage to rent it for $1000/monthly, but $750 of that goes to expenses - mortgage, loans to fix it, insurance, etc - so you have $250/month to go along with your $20k/annual, so by year 3 you have enough to buy a second unit. 

There's a healthy investment to get certified, insurance, etc so wanted to get a temperature gauge before diving in. 

In my analysis, I'm assuming a 30 year loan with 25% down, 10% for vacancy, 10% for property management, 10% for repairs, and 5% capex (+ water/sewer, garbage, lawn care, and insurance).

The business seems much larger, since there is 17 locations in the area and was told there are thousands of offices nationwide...Commission:level 1: $0-$25k 60%level 2: $25k-50k 65%level 3: 50k-70k 70%level 4: 70k-100k 75%level 5: 100k-150k 80%level 6: 150k-175k 85%Level 7: 175k +     90%Fees:$300/yr, E/O insurance$100, new agent setup fee$75/mth, marketing fee$72/per 1000 business cards$18/per name badge$225, FAR/NAR Membership initiation fee$460/yr FAR/NAR annual membership dues$90, MLS setup fee$350/yr MLS annual membership dues$50, supra key setup fee$275/yr, Supra key annual membership dues$110, lockbox purchaseFlorida Luxury Realty from the beginning was kinda hidden off the road, the office is hidden in the back of a business complex in regards to the one office i specifically went to, its very clean and professional looking, just the office overall is not very lit up or fresh looking...and when i dropped in there was noone at the location outside of the clerical person at the front desk from what i could tell, most of the office was completely dark...

I got out of active duty military and proceeded to my dreams of working real estate and eventually investing into real estate when the time comes financially.

Expenses (in addition to P&I, insurance and taxes) being 3% vacancy, 5% repairs, 10% cap ex, 7% property management.  

Greetings All,A few newbie questions here regarding purchasing foreclosures at auction, specifically in Gwinnett County, GA: - How is title insurance typically purchased on a won bid?  

Proceed with caution.

@Charles S.The 50 % Rule States: That 50% of gross scheduled income (GSI) goes out over time to cover expenses not including debt coverage.The 1%, 2% and the 50% rule is meant to act as a quick analysis tool, to insure the deal is actually deal.

Great area - here are my numbers: Monthly Annual Purchase Price 168,500   Monthly Rent 2200 Cash to Close (20% + $4k close costs) 33,700   Annual Rent 26400                 Property Tax $375 $4,500     Insurance 100 1200     Mortgage 835 10020     Vacancy (5%) 110 1320     Repairs (5%) 110 1320             Total Expenses $1,530 $18,360   Net Income $670 $8,040   Net Income without Mortgage $1,505 $18,060       Cap Rate 5%       Cash on Cash 24%