Freck if ANYTHING is 2%  efficient, that whatever it is, IS NOT WORKING.So why would you spent 3K 6K 16K to send a campaign out with a 2% return?

Bank of America, who holds my loan, said that’s due to tax returns they’re worried about my ability to pay.

If you focus on less expensive properties with lower rents (ie Independence) you will have great returns but more headaches with the tenants and turnover.

Definitely talk to some of us "locals" though about the area the house is in and the returns you *should* be getting. 2% and 3% rule deals are possible in Little Rock, so don't settle for 1% if you're in a neighborhood where you should be getting 2%. 

If you can swing it, owner occupying a FHA 4-unit will get you the best cash on cash return since you will have very little money invested in the property.

If you do a 1031 exchange and purchase at least as much as you sell and use all of the proceeds in the purchase of replacement investment property you will declare non-recognition of any gain including depreciation recapture on your form 8824 filed with your next return.

@Zach Becker The main thing is whether or not your CPA can file Indiana state tax returns for you. 

Off to Oregon I went for 20 days with spotty cell service with much anticipation of closing on the new property when I returned. 

The cash on cash return of such a low down payment mortgage will be better than most other ways you can buy.

If they do not have any then there is your answer  Just because a company can find you a good deal does not mean that they can get you the monthly return year after year on that property Always remember you own four walls and a roof ,they owned the business system it’s operating inside of that to give you the actual return that it was promised and that’s easier said than done if they don’t have correct policies procedures in structure Always make sure that your business model aligns with theirs to make sure that they are going to help you reach your ultimate goals well if they cannot have that conversation with you then maybe they were the wrong team to leverage your properties with