I know the area i invest in, the properties in $60k - $80k can rent for $800-$1100 (nicer ones), and that gives me better returns than investing in cheaper or more expensive properties in the same area.  

I guess I was assuming that a landlord would see this as an opportunity for an pretty decent cash on cash return for the first 3 years, then finance it through a bank.

.- use the attorney at title and add it to the HUD-1We use a clause in the note that waives the right to defend a foreclosure in default, so the property returns to the seller without contest (varies from state to state I imagine)We also pay the sellers closing costsAll of this stuff is negotiable...you can always push things with these...like lower the down payment and have the buyer pay all your clients fees and your commission, etc.Give me a shout if you want to chat more about this topic.

Not to invest to much because in the end as long as you have the essentials a granite counter is not going to influence a renters decision to return.

Can you help me understand how a perpetuity would work as far as my ownership in the portfolio and how that would impact my monthly profits Have you seen any deals where the owner will carry the entire balance in return for a premium of rents?

If you're looking at long term buy and hold, the majority of your return is in rent, not appreciation - we simply lucked out by getting into an area that's on the edge of gentrifying.

I definitely think that if cash flow is there (have a good pro-forma) then you are better off using the cheap money for a much higher return. forget SFR's, especially in your market lol.

Right now, we have an opportunity to submit a bid on a piece of land that would yield an incredible return if we built on it.

Most of the multifamily deals in Atlanta are at unusually low returns so I would be patient. 

If they want a return on the investment, I would not put have their names as part of the business.