They return a 30-50% IRR which takes into account the time factor as well as the total return, not just the cash on cash holding return.Like you can buy an 800k$ property (cash to make it simple and leave out financing which just puts fuel on fire for returns)  then put in $200k in repairs. 

Obviously I understand that is there job, and I need to look into the underlying figures to make sure that what they are selling me on is possible. 

Check out Total Title Solutions -- It's owned by Abe Moussa, the founder of Mugs n Jugs. 

Regardless, I will go with the optimistic $850 for the initial discussion.Thus, total incoming rent = $3400 ($850*4)Net operating income per month =$ 3400 / 2 = $1700 (Using the 50% rule here.

Investing in real estate or playing the lottery were my 2 choices and Investing in Real Estate was the obvious choice (although I still by a ticket every now and then LOL) How did you find this deal and how did you negotiate it?

And our mortgage company will not allow a lease option (saying they would call the total amount due).Any pointers, advice, ideas or "stop crying" will be accepted, just be gentle.:)

I use quickbooks online (I bet all the quickbooks softwarewill do it) You send them An invoice in there email , they can pay by check online, totally free for the check online but if  you forget to uncheck the box to allow credit card charges, then they will have the option of paying by credit card (3%fee deducted for you)Thier check paid online through quickbooks takes over a week to fund , that’s the only downside 

@Victor Tran Russell is totally on the mark.

Is there ever a limit on how many loans outstanding, or how much you owe in total causing banks to balk at giving you a heloc?

The property consists of four farms totaling 300 acres/123 hectares of stunning ridge lines, wildlife, green fauna, and unparalleled views.