- A 0% down, seller financed deal, typically equates to little to negative cashflow!

If cash flow means you make $8 more than your mortgage payment in month 4, awesome, you have $8 for that month.But.... if you factor in closing costs, make ready costs, leasing costs, repairs... it's typically years out until TRUE cash flow, with a value add or a turnkey (unless you absolutely knock it out of the park with a BRRRR and then somehow cash flow after the refi, which I guess is possible but very unlikely.)

Nice try, but this time does not count.In order to meet 750 hours, your wife will need one of the below:- do something else real estate related, like wholesaling or realtor- actively work on expanding your rental portfolio - have an extensive DIY rehab, like a month-long full-time rehab (and then she might need another kind of rehab)- a calamity such as multiple properties damaged in a storm where she will have to deal with insurers and contractors- something else out of the ordinaryAgain - if all you have is 9 single-family properties with stable tenants and typical occasional maintenance - you don't have enough work to collect 750 hours.

Someone trying to earn 4-5% return they could get from a bank cd?

I'm not counting those since I don't manage them, but I typically avoid cities and states with laws antagonistic to landlords.

Does Hard Money typically cost 30-40% of the purchase price?? 

This is typically the single biggest electricity draw in most homes.

Typically, if you have a mortgage, the mortgage company will collect taxes and insurance when you pay,  so there is not really any budgeting required for this.

The mortgage payment is $1,000 on each house, so you earn $500 per house or $2,000 monthly.

We don't allow cancellations less than 14 days out, so typically if they book, they stay.