I know the official unemployment rate is 6.3% but the labor participation rate is at 36 year lows.  

@Brianna Schmidt @Timothy Riley @Mark Ainley, @Shara Carlton and Joe J.

It seems with prices now this is the only way to get cash flow while accounting for the items mentioned above by Joe Fairless.

All in the installation of the meters cost me around 700 dollars with labor.

But remember I'm in a totally different geographic area than you so material and labor can vary.

When I do this for real I am going to try to acquire the property by driving for dollars.Check this zillow listing outMy quick numbersRent $1600ARV $160,000 x 80% = $128,000 - 65,000 (repairs) = $63,00050% rule with offer price of $63,000 expenses $800 NOI $9600 Cap rate 7.5 Loan servicing $747 private money @7% interest onlyCash flow = $53 with refinance @ ARV of $160,000 and 75LTV Mortgage = $120,000 @5.25 payments of $663 New Cash Flow = $137 Cash needed for refinance $8,000 + Closing costs@John Chapman @Joe Butcher @Harry M.

Originally posted by @Joe Gore:I bet the seller would be motivated if you made a cash offer with no contingency and any weasel clause.Joe GoreI did. 

@Joe Villeneuve has the right idea: you need to leverage your money to turn it into more money. 

Thanks, Joe- the properties are financed- I will see what my loan documents say regarding due on sale. 

Originally posted by @Joe Gore:Most SEO companies will not tell you how they get you rank in the top of Yahoo and other search engines, and it should not matter as long as you get to rank high in the search engines.