when I run the numbers here (Humboldt Iowa) and I'm very conservative I barely clear $100 per month on some of these properties.

Hope you can bare with me I'm still getting used to using the forum.

Note a San Diego property that barely cash flows today is likely to be cash flowing by about $50 to $100/month more for each year of ownership.I do not do flips but I have been to local investor Meetups on places that are being flipped and include some creative ideas t increase profit margin. 

The Seattle market is redhot and the rents you're getting will only barely be covering your mortgage-maintenance.

If you want to save the floor, sand to bare wood and have a decent floor guy blend a darker stain into the areas that can't be saved - *not* over the entire floor, which will just make those areas even darker.

Baring any major unforeseen issues would allow for a bigger profit on a flip.  

My actual cashflow is barely $100 and it would be negative if I were to factor in all additional costs(i.e.

If you are holding onto a rental for 7 to 12 years, a few construction delays will barely effect your IRR annualized.2) Flips have less margin because you have to pay 10% in closing costs.3) Flips are seasonal at least in areas with four seasons.

So a buy n hold REI that barely cash flows could be cash flowing hundreds of dollars in a few years.

Also, a lot barely cash flow.