There 1000 properties in Southwest Jackson MS that will cash flow like crazy...I can pick them up for 5-10k...I haven't bought any of them b/c they are in horrible areas.

Unless it looks horrible with your color combos, I would opt for the stainless steel.All our rentals have white appliances, and so far I have only needed to replace 2 in the 2.5 years we have had them.  

LIN Lucas Investments National I'm horrible at this, but good luck! 

This is horrible news.  

So yeah if you make 380k on a flip that's great but the ROI % shows how well you're using the input money as well. if it takes you 10MM to make 380k you can still certainly live off that, but it would be a horrible use of capital.also, negotiating between 16% and 22% is crazy since both returns r really high.

And the OP did a horrible job of performing due diligence on this guy and shouldn't have hired him in the first place.Either way, the OP messed up.

Update - The house failed ( horribly ) the inspection and the ad was very misleading.New HVAC was actually 7 years old ( and didn't work )New water heater was actually 16 years oldAlso had foundation issues.The agreed to drop the price by -10K, but I figured I would pass on this one,

It's a horrible state for landlords and one bad tenant could wipe out all of your earnings for a year or more.

The other day, I decided to calculate how much I’ve spent on rent in these past 6 years and the answer was truly horrible... nearly 150k in money lost.

My problem is I had to evict the horrible tenants and the damages they did to the house have exhausted my funds.