That leaves me at finding properties around $120,000 range.  

I have managed projects as large as $11M with up to 45 contractors under me at a time.My long term plan is to replace my W-2 income plus 50% by age 40 (32 now) and then retire and go back to school for architecture to work for myself in real estate.

(Now to the meat and potatoes) I've lived in Stuttgart for about a 1 year and six months and I have fallen in love.

Which would put me at 4.25% in an FHA loan allowing me about 7500 for closing, which is just about what they are estimating I would need.

I will probe the rent rolls much further and make sure this isn't a long term rental issue though.On the open market, I'm seeing this same cashflow and the asking price is twice as high, and the buildings are selling. 

So it may take me at least 2yrs. before I can refinance.

Please reply to this thread or email me at the address in my profile.

I usually try to end up with an estimate between 50-60% expenses and if it still works for me at that point, I know I should be able to sleep well at night.

@Josh Straka I also after landlord loans based on the transaction that are meat for long-term not the short term rehab like Pine Financial.

I am a new father and soon to be married and house hacking really is not an option for me at the moment.