Location: Jersey City, NJProperty Type: Fourplex gut renovation, financed with a 203k loanPurchase price: $999,000Renovation amount: $460,000ARV: $1,500,000Projected rental income: $10k/moAnnual income: $120,000Net Operating Income: $69,500 (5% vacancy / CapEx / R&M, 10% property management)Unlevered Yield on Cost: 4.63%Annual Cash Flow: (12,028)I'll be in the red from a cash flow perspective early, but I am still super stoked about the deal. 20 minutes from Manhattan in Downtown Jersey City, a rapidly appreciating part of the city that feels similar to Brooklyn.Really trying to take advantage of the FHA loan by levering up to a $1.45mm loan (which is within $30k of max loan amount).

I'm definitely seeing the crime maps go red hot on most good deals IN St Louis, although outside of the city looks much better.

Some red flags I ignored:1.

Good luck to you and the Red Sox.Look at it this way; which agent is going to hustle harder for you? 

Should have seen the red flag but didn't #rookie3) I assumed that since he wouldn't get paid until portions of the scope were complete that he would be self motivated to complete the work in a timely manner. 

Here's a few of the red flags I see:- The people you're dealing with (this middleman "construction" company) has a dishonest relationship with the seller, as evidenced by them telling you not to ask any questions during the viewing and actually telling you to lie about being with their company if asked who you were

This is a solid market, but not flashy or red hot, not at all.

This second property has a good block shell and has passed inspections with no major red flags. 

There are lots of expenses you should try to budget in like vacancy, repairs, capex, utilities (in NJ the landlord pays common electric), legal, etc. so you could be in the red for quite some time. 

@Dan Handford has a great article about the red flags to consider before investing passively in any opportunity