And more importantly, if the number they throw out isn't realistic, who is going to eat the cost if the number is low?

we hire a property manager when we PCS to manage the properties.My lessons learned:Avoid HOAs -- they eat into your profits and generally have rules on the tenants that you are not there to enforce.Shop around for PMs -- some will offer great deals, but will also nickle and dime you to death.Take a good look at the repairs you will need to do before you PCS and budget for the work between you and the intial renters (after you have established the new Primary residence).

I always calculate in $1,500 for the double close which eats up some of my profit.

You can eat the security deposit amount and remain comfortable with the purchase.

The what if's may eat up the cash flow and savings - as you are experiencing.

A judge will eat you up and the tenants will along with their attorneys if they have one.

I believe you can still do a rate/term immediately if you go all cash. if doing a cash out refi, shop around for one that does it in 6 months (i pulled this off).shop in nov/dec when everyone's drinking the egg nog. good deals there.

Never Eat Alone by Keith Ferazzi.

Most states have minimum dollar amounts that can be secured by RE, that came out of the depression when people gave liens for groceries at markets to eat and lost the farms over a hundred bucks. $5,000 initial amount here and it applies to any lien like seconds.

I’m a bit intimidated by HML – the interest rates they ask would eat at my profit.