After reaching a sale agreement we inspected the home, and rehab needed was very minimal.

To minimize expenses I am doing light jobs at the property.

Is this intentional, in order to minimize your P&I for cash-flow purposes? 

Now if you have a light drenched place that is perfectly designed, I think the required manipulations to the pics is minimized so the risk is much smaller.

Not saying I would take on the task for anything less than a finished duplex with 1 - 1.5% rent rule margins, but last year I had someone pitch me their build-to-rent model down near Ft.

At this specific point in my life, I'm looking for deals that I can get with minimal money down and not using conventional financing. 

Your posts will be deleted if you're telling people to reach out to you and pitching your services. 

However, it is not wrong to buy properties with minimal or no cash flow - as long as you're mostly after appreciation.

If the trend continues then you can have tremendous ROI in the long run meanwhile the minimal cashflow keep the property improving with forced appreciation through renovation and raising rents that may be under market value.

They spent minimal time putting in some of the specifics of my property but they may try to charge me for their time if I reject the lease.