If I use COC to evaluate the deal, my numbers look great, but in reality, I don't have enough cash flow to justify the purchase.

It would be exceedingly difficult to find a home which is worth buying and justifying with CAPs in the Canyon, in Big Sky, and even Bozeman/Gateway these days.

Sometimes we do, but that’s not the goal.Not trying to beat you up Brian, but you keep making inaccurate statements attempting to justify your deal.

I guess it depends on the deal and associated fees whether you can justify if the Realtor's fiduciary duties have been carried out.

If tenants are willing to resort to unjustified legalese to exploit the situation, you should be willing to resort to justified legalese to protect yourself in the same way.4.

Stuff like that is costly to fix and sometimes the ARV just doesn't justify it.

 i think you could rent each room out for a bit more based on https://www.roomies.com/ankeny... this is one site of course so it's not enough to fully justify it but it's a start, with the current numbers if it's fully rented out then i agree that would be a nice start, as for house hacking it's not bad but i personal would either raise the price of each room or buy a lower priced home so my monthly expenses go down.i think you're looking to bear the loss on the house hacking end for a few years then fully rent it out which doesn't sound bad, because in the end you'll own a property that will cash flow once fully rented out. 

if you go this route, be sure you have comps to justify your forecast valuation.

@Dajuan Taylor I'm not familiar with the Augusta market, but if the rent justifies the purchase price and cost of repairs I think it could be a good entry into investing.

But, I can’t justify selling performing properties and nobody wants to move