on properties that aren't even listed on MLS....Now, I understand the basics to the 2%/50% rule.

I don't think there is a hard and fast rule although I like dafly's line about 4-5 showings and 2 offers/month.The problem is that you asked specifically about INVESTORS so the above rule would not apply.

So of course by percentages, his figures must be in the 50% or even higher range.Quite the contrary, I have completely normal expenses, which by the way are identical to yours (as I proved above).Keep in mind that Mike operates a self-employed business.

Building on what Wheatie said, using your more specific financing assumptions ($5K down, 6.3%, 30 years), along with the 50% rule, you get the following:Gross rent: $470Expense percent: 50%Expenses: $235NOI:$235Payment: $209Cash flow: $31+/monthSo, that's $369/year cash flow, which at least is positive in terms of pure cash flow, but let's calculate the returns:Cash-on-Cash: $369/$5000 = 7.38%Total Return (w/equity accrual) = 15.04%So, not a great return, but maybe not as bad as was originally portrayed; keep in mind that this doesn't include closing costs, which would reduce your return by a percent or two).

I'd say go for it full bore on your marketing, unless there are homeowner association rules against banners or signage.

I know maitainence should be 10% plus legal fees and south Florida seems to need a 70% rule.

Please note that the forum rules forbid advertising or solicitation in most of the forums.

Just to clarify what Mike is trying to point out...A good rule of thumb for many residential properties is that expenses (including vacancy, maintenance, taxes, insurance, upkeep, administrative, etc) will generally run between 45-50% of gross income.

You have no identifying information anywhere on the site, so for all we know, you could be someone trying to steal someone's identity.

Sure, its the June 19, 2008 Realty Times, "Holding Property in an LLC Just Got Tougher" by Diane Kennedy"Freddie Mac, one of the two largest underwriters of conforming loans on the secondary market, have changed their internal rules to state that they will no longer refinance a property that has been inside of a Limited Liability Company (LLC) for any time within the past 6 months."