If they can't produce the records, they don't get the exemption - which means the syndicator could face potential prosecution by securities agencies (state or federal), a rescission order forcing them to pay everyone back within 30 days, fines, jail, civil judgments, or a possible prohibition against ever doing another offering again.

How are you going to charge enough rent to make that one produce positive income, even if it has a zero percent mortgage?

Cashflow deals in Austin proper are hard to come by so I would look to outer lying suburbs like Bastrop, Round Rock, Leander.

I will definitely see a local lender over the weekend I just wanted to see if I could get some insight on here first.I guess my two biggest points/concerns would be:1) How long do I need to have my current investment properties rented out and producing income for a lender to view that as an income rather than looking at those properties as losses.2) Would an underwriter be ok with me purchasing a multi family as my primary residence if it is 60/90 mins from where I work and if I am renting the other units out or would they actually view that as just me trying to add to my investment portfolio considering I already have two properties that I am renting out.Thanks so much for all the input.David

., cast iron plumbing, old electrical work, inside walls are not sheet rock, they are plaster, etc.).

My goal is to find something in the $400k range that would produce a positive cash flow.

Obviously, different markets produce different cap rates...and different investors are willing to accept different rates of return, making any given property worth more or less to different investors.You do not include debt service when calculating cap rate, because the purpose to the cap rate is to compare different properties, or different asset classes (i.e. should I buy a rental property, stocks, bonds, gold, or whatever?).

Your Mentor won’t be cheap – but that is relative – since what is learned can produce cash flow in a short period of time.At 74 years old – I am still learning – taking on clients and writing offers weekly – it is important to stay tuned to the market because it is always changing.Your Mentor will hold your hand, analyze deals, help with financing referrals and tell you who the bad guys are – yep in every market there are those slick investors, title companies, hard money lenders and others that your Mentor will keep you away from and tell you their stories.

The sooner you get each unit producing maximum returns the easier it will be to cover your monthly expenses.

I've never seen it done but I have heard of people who have actually lost their property to a hard money lender, not for being late, but for not paying off the loan completely after just a couple years...and the homes were still producing just fine.