Depending on the lender and the rep assigned to the file, they might do another one if you supply them comps that support it.

I could do some easy and low cost upgrades, calculate savings and then advertise that it's "green" based on what I did and the savings.

My goal is to better advertise myself and my services, both as an agent and an investor.

My question here is has anyone tried to compile a list of the local "legal" newspapers that these sales are advertised in?

I am blown away by how supportive and helpful everyone is here.

If you are interested in a property then you should use the worries put out there in the media (about the economy) to get the property at a price that will support a deal in your neighborhood.

Not just taxes and insurance, but property management (if you do it yourself, you still need to be paid so include the expense), utilities, vacancy allowance, capital reserves, administration expense, advertising, paroll (if applicable), etc.Also, the 100 year flood plain concerns me.

- Advertising (how will you advertise for tenants?)

For example:- Advertising Costs- Lawn Care- Termite Inspections/Repair- Capital Expenses- Property Management (if you *ever* plan to use one)- Utilities (during vacancies)- Administrative- Accounting- LegalLastly, your vacancy rate is assumed to be under 6%...is this really feasible for this location/property?

@Jeff J. make sure that the local market will support this type of setup.