It isn't as fancy as Top Producer.

Ft built in 1983 and the asking price is 135KMonthly Rents: $ 2,475  Annual Rents $ 29,700 Annual Vacancy 4.0% $ (1,188)  Annual Expenses 55.3% $ (16,418)  New Taxes 1.25% $ (1,682) Annual Mortgage Payments $ (6,338) this is a unit in a condo, the condo complex has tennis courts, swimming pool, community laundry room, and security gate (i'm workign on the comps with a realtor)Does that look like an attractive deal finacially?

You're obviously going to attract more families in the suburbs...so what kind of tenants do you want?

If you are promising a specific return to an investor, especially one with whom you do not already have a relationship, you may, indeed, attract the attention of the SEC.

Fast money is not attractive to me.

They are in a great area that will appreciate no doubt and have great schools so they attract great tenants.

In this regard, you can become the money partner, and it's very valuable in any real estate relationship.If you really want to do something in the NYC metro, then within 2 hours you have central Connecticut, Philadelphia, and several markets in NJ that are attractive.

We also like the middle keys and haven't looked too much in Key West,  the transient license and I think some tax aspects make it less attractive financially. 

If I have one property and it's producing a positive cash flow after mortgage and expenses etc how do I get financing for another one.  

If they have put a lot of effort into fixing the issue then maybe its less attractive.