This, with caveats:Financed properties are being counted, not number of mortgages. 1 property with 3 mortgages counts as 1 financed property. 1 property with 1 hard money loan also counts as 1 financed property, doesn't matter that it's not a FNMA loan.Primary residences aren't held to the cap. 

I've sent a few letters out that way, just targeting properties that aren't for sale but match what I want.

If not, you are going to have difficult raising capital from people who aren't either family or friends. 

I know LIDs probably aren't common in all areas of the country, but they are in the Vegas area and I don't find it easy to get information.For the record....I always factored this cost into my calculations and still liked the "big picture" as far as cash flow.   

The buyer called me that day and asked what I was thinking in regards to value, I said, “To be honest, my calculations right now are putting it at 235k one of your single family’s needs to be evicted and your Condos aren’t even cash flow positive.”

Volatility and risk in the product type coupled with an economic slowdown... investors just aren't and won't be looking to place capital in the retail sector when other areas like multifamily and office remain hot. 

@Frank MolinaroEven if you aren't ready to buy just yet, start analyzing deals every day.

@Michael Batts  I know the good ol state of New York allows lease options and they aren't too strict about it. 

Plus, I like my little remaining time and aren't looking to get into a giant time-suck. 

Other than that, without re-doing it in my own analysis, on the surface it looks fine, especially because you're down payment is larger and loan is smaller.What aren't we seeing in the spreadsheet?