With it being a non-disclosure state, how do you get accurate comps for buy and holds?

With Vacancy of 8%, Repairs of 8%, CapX of 10%, insurance of 11%, and property taxes of 11% you have 48% in non-mortgage related expenses, which would be $348/month (725 * 48%) PLUS mortgage/taxes/PMI of $384 as stated in your calc, that brings your total costs to $732, putting you at a negative $7/month in cash flow.

probably about right for cash out.. and non owner occ. ?

Like much lower down payment requirements and lower interest rates.My commercial banker once offered me wise words when I laughed/lamented about how much easier my loan was for my own personal home vs. the loan he was helping me with for one of my non-owner occupied duplexes. 

If you raise the building according to flood zone requirement then insurance would be a tad bit more compare to houses in non flood zone.

Please let me know what you did as I'm going to try and reach out to local govt regarding this stupidity.Actually, I just found this article:https://www.govdocs.com/employ...Don't do it....they look pretty good too because they stress labor law compliance etc and then I turned over my doc and saw the disclaimer that they're a non govt publisher of labor law employment posters.

With good credit you might find 85-90% financing for non-owners occupancy.

Where to find those investorsAny non prohibited person can set up a self-directed IRA or 401(k) to invest in your LLC.

@Ned Carey with an engineering co-op it’s not consistent income because it’s non continuous rotation until I graduate and once I graduate then I’ll be a regular full time employee.

Others specialize in preforeclosures, probate, tax defaults, non-owner-occupied, etc.