Rates have gone up and they will continue to, so if home prices do not go down, the effect of the total cost of the house will continue to go up.

Totally unoriginal... 

For instance a small house in Atlanta my cost $50k plus $20k repairs totaling $70k and will bring about $680 - $800 rent.

You mentioned legal and accounting fees so there is a lot packed in to the 11% already.I would break it out so your investors can see the expenses.

The house is almost in foreclosure. it will be auctioned on June 5th. so i need to act swiftly.The owner owes 96k on the house, which is the Principal amount, but when i told her to call her bank for total loan payoff on the house. it was 105k.The house is ARV is worth 168k. doesn't need much repairs at all. about 5k repairs.do i have to factor in the total payoff, or just the pricipal owed on the house which is 96k?

Screening mistakes don't get renewed or they leave early that first year.One of our residents will celebrate 21 years with us in June.That being said Section 8 total rents are usually higher than self pay.Don't forget the tenant can end up being responsible for 0 to 90 percent of the rent.

Many of the big guys don't Insure this area due to a situation maybe 10 to twenty years ago when the majority of the properties were insured by the same company and they were scared of total loss for the area and what that would do to their bottom line.

I would like to have a 3-way partnership, and the total cash required at close per investor would be $31,103. 

My unit was in pretty rough condition before I rehabbed it, but I didn't have the budget for a total update so I did the basics...- Ripped up carpets and re-finished the hardwood- Fresh coat of paint- Laminate flooring in the bathroom- Stick on splash for the kitchen sink area- Few other minor repairs- Brand new stainless steel oven (all other appliances stayed the same)After all of this was finished up for about $5,000-$6,000 I was able to rent the unit out for just above market average in my area.

Purchase Price was $47,200 and repairs/ buying closing costs/holding costs have totaled about $30,000.