I was thinking of leasing coin-op machines and putting them in the garage but decided to go for more tenant convenience and charge more in rent. 

And of course the OP here says his SFH would cash flow.If SFH's didn't cash flow then nobody would be buying them for rentals.

This thread might be of interest - OP invested the amount mentioned exclusively in CF and has posted results.

I'm also trying to figure out the best way to invest a similar amount of capital as the OP, but have been struggling to find good multifamily deals - the numbers haven't been quite right.  

Refi money - COC ROI 24.72% with a cashflow of 107.33 same Op Exp.I am crazy for even second guessing this deal, right?  

I know the OP is a long read...

I suspect the OP may be looking to supply HMLs to investors or transactional funding to Wholesalers (she can correct me if I'm wrong), in case you'd like to train (or partner with) your competition Jay :)

However, it seems like the OP listed a sale that would be exempt from RESPA per Exemptions—12 CFR 1024.5(b) http://www.federalreserve.gov/boarddocs/supmanual/cch/respa.pdf From what I can tell, a HUD-1 is technically not required.

I'd be much wealthier than I am.JoffreyBrother Mentor Joffrey thank you for your words. . .and also the OP Deborah B. for bringing wisdom to the table and George Paiva and Joel Owens for opining on sage experience.Maad Props to Ned Carey also, this is the best and brightest use of this medium, the mindshare that protects noobs and experienced alike from the shyster, the unscrupulous, the hustlers out there.Well done, Deborah!

And the OP should read through this next thread:http://www.biggerpockets.com/forums/41/topics/6897...