Hey Adrian,I usually don't and explain to my cash buyers that they weren't RETAIL sales and that's why they're excluded.

From a cash flow play you have 2 units 1250 X 2 = 2,500 monthly X 12 = 30,000 gross incomeTake away 50% = 10% vacancy,30% operating and expense,10% property management.15,000 NOI per year at a 10 cap for resale is 150,000 purchase price.225,000 would be in the 7 cap range.300,000 would be in the 5 cap range.This is excluding immediate repairs needed to the property when purchasing.That would drive the price down further.For a cash flow play not that great but you can list it and see if someone wants to buy on appreciation.

If I could find properties that rent for $1000 and be all-in at $16.4K - well that's a no-brainer in most cases (war-zones would still be excluded).

I would not be comfortable with any landlord policy that excludes pets.

Even if you self-manage that is a cost because it takes your time you could be doing other income producing activities.When I list properties for sellers I explain that most buyers do not self-manage which is true.So the buyers will include self-management when pricing.You never want to exclude management expenses.If you self-manage when buying GREAT but if you get in their and after trying decide you want to hire a manager then you have not accounted for that cost.It is one of the most single greatest mistakes I see investors make time and time again.You want it where if everything goes right you get an awesome deal but if things go wrong you can still have a good deal.VERSUSPeople talking themselves into good deals and when things go bad they now have a marginal to losing deal they can't get out of.You don't know what the seller will take.Be conservative and throw a low number out.You can always go up later.

There is some exceptions to join family and friends in groups which exclude Reg D.

We were told we cannot get the special lower down payment investor financing (think it's 10% down) with no PMI available for Homepath properties if we already have over 4 mortgages (total, not excluding primary), but we could still buy a Homepath home with a 25% investor loan with the stricter guidelines.

If a job is to be completed in a week, you're not really looking at any significant delays, but 90 days or more could get into some issues.These penalties will exclude bad weather, additional work ordered or required that are unforseen and issues beyound the scope of work or control of the contractor.As Chris mentioned, you need to look at your relationship as a partnership, a team approach getting the job done.

The headlines this morning read unemployment at 8.2% - if you add in those the government exclude to make their numbers sound better, it is really closer to 20% unemployment.

If it is not excluded then it is covered.