You will have to be the one to live with/own whatever deal(s) you buy, so you had better be comfortable with the numbers that you used to decide whether or not to purchase it.To throw a wrench into the mix, depending on the area and the types of properties you are looking at, some of the other investors may have tricks up their sleeves, such as adding bedrooms or a bathroom, etc. which ultimately adds quite a bit of value to a property - which allows them to pay much more than not doing those upgrades. 

Not that piddly $100/month cash flow you'll find in the midwest.Deals are out there, but you'll need to roll up your sleeves to find one.  

They have more tricks up their sleeves than a magician!!

However I think it's bottoms out at zero - any losses become NOLs which the investors hopefully can use to reduce future taxable income.Conversely, active income applies to the landlord who is rolling up his sleeves and getting much more involved in his rental business.

Almost all gurus have something up in their sleeves that can make you thousands of $$$ in the future.

I did also have an ace up my sleeve to pay off the HELOC (selling another property) in the event that I could not pay off the HELOC in a reasonable amount of time.Oct2017-bought primary residenceJul2019-opened HELOC on primary for 100% of equity in my primaryNov2019-used HELOC as 20% down on new primary and opened 80% conventional loan, rented previous SHF as long term rentalMay2020-opened HELOC on new primary for 100% of equityAgu2020-sold out of state rental property to pay off HELOCApr2021-moved back to first primary, refinanced for new lower rate, closed existing HELOC, rented previous primaryOct2021-opened new HELOC on primary for 100% of equityOct2022-bought new primary, rented previous primary

If you want to invest you are going to have to do your due diligence, roll up your sleeves and gain experience. they are gimmicky at best.

-As for repairs, new siding, roof, gutters, light landscaping, chimney repair + sleeve added, boards on deck / stained, re-sided shed, sheetrock, moldings + paint, interior doors, 1 kitchen, 1 1/2 bath, some hardwood floors added and stained, dressed up fireplace, water heater, oil tank removal.

I ran a tight ship and had 300' of gas line ready for inspection within 12 hours. 10 connections and all sleeved. 

I know some guys would rather roll up there sleeves, go to a sellers house to estimate repairs, close the deal etc.If you would like help, in any market, with getting warm to hot leads, JV-ing on deals and making some money, please reach out to me at any time.