Having my 2yo son definitely helps add fuel to the fire that was nothing more than glowing embers.3 Single Family homes & 1 duplexAll in stable low B to B+ areas and not far from another investment property I haveSounded as if I'd have one nightmare tenant I'd need to part ways withGross monthly rents $3800 - if I updated the units I am confident  I could at min bump that figure $500 or more a moTax value of properties ~$350k  (I need to get inside the SF properties but $330-400 is probably a realistic market value as is now for the properties retail wise)Owner said they'd sell for $380k and be willing to owner finance for 5 years (w possible balloon payment - I proposed those terms - no cash down)I really need to get into the 3 single family homes and the other occupied unit of the duplex, but drove by them all and they looked in pretty decent shape on the outside -- one of the SF's they just invested $40k in within the past 5 years or so due to a hoarder situation and deferred maintenance so the house has been heavily overhauled - most have newer roofs and were built in the 50's (which around here was a good time period for construction - good lumber, homes are brick etc, duplex built in 1979 - from the unit I was in it's just cosmetically dated which would be no big deal for me to fix once someone moved out to make it more desireable)What I was going to propose is if they would owner finance $380k - accept payments from me of $1055.56 per mo (380000 / 360 mos/30 years) - I'd pay the equity down for 5 years then at the end of year 5 we possibly renegotiate to pay part of it off by myself obtaining bank financing, all of it off, etc.Ideally I'd like to see if I could get them to do this same deal for $350k or a bit less but the numbers work at $380k for me with no cash in.  

For that project, we relied heavily on family to subsidize our costs and help perform the work at a lower cost.  

Nashville is not a friendly market for wholesalers right now as it is pretty heavily picked over, but there is always a good deal out there to be found.

I have run my 6-units at 30% of GSI as expenses, but a conservative number for analysis is 50%.Actual vacancies (imo which must be vigorously managed) is 1 month per year or 1/(6*12) 1.3% (whereas classical underwriting is 8-12%).LOCATION and your management style WILL heavily impact these metrics.

I rely heavily on my remote realtor to tie it all together, and have found excellent contractors just by going through the bidding process with several different ones.

I've spent the last 6 months or so digging in heavily to books, podcasts, attending my local REI, etc.

I've been heavily studying real estate for only 1 Month (aka reading BP blog & podcasts)...so I have no real experience in these situations.

After 10 years of investing starting from 2016 I should have XXX equity in my portfolio) Deal making: Flexibility during deal making would be key to growth (Operated vs Non Operated Venture) I am heavily debating (may be proposing) whether we all should start a holding company to run/maintain our individual homes.

Many people are saying that the Boulder Market has been heavily affected by the recent influx of transplants.

I invest very heavily in NW Indiana area and I disagree with the comments above.