I think it matches how you are thinking about your business, but it doesn't match what your desired acquisition or "disposition" sides are thinking.

Here's the numbers.Rent: $549 per month per unit (their numbers say $585 I think they include coin laundry) - $26,352 annualExpenses: $11,200 total annual (I factored 60% off gross because landlord pays water/trash)Taxes - $2568 annuallyNO I - $15,152List Price: $145,000 (per four plex)Cap Rate: 10.4Located in a desirable neighborhood/great school district surrounded by newer single family houses/condos.I have the capacity to buy #3 or maybe all 4 of the four plexes depending on deal I can get (15-20 % down, 4-5% interest rate on conventional 30 yr.

Anyway...back to the point...The rep that I just encountered from this group had advertised a property in a very desirable portion of North Dallas...an area of particular interest to me.  

When you put a lot of well compensated employees in a desirable living area, they drive real estate prices to max pain.

If you are planning to flip it you want to buy it at a price that will give you your desired profit based on what other similar properties in the are are selling for.  

It was referring to the fact that all real estate markets are different, and following.. the employment, income, demographics, supply of land & housing, desirability, demand, etc. in that particular local market will determine what happens there..

It's not the amount of money you to have (you can always find money), it's about the desire and the amount of work you are willing to put into the business/  I was paid $15K to buy my first house, so I know from experience what I'm talking about.Get educated on the topic of real estate investing from FREE sources (there are way too many free resources to pay these education vultures that want to charge thousands of dollars for what you can find online for free). 

Part of what you have not taken into account is the timing of receipt of your profits.By selling with seller financing, you delay receipt of a portion of your profits which the seller may desire if he/she would rather have an income stream such as in retirement.A flipper, by contrast wants to most money (cash) from the sale as possible to then move on to the next project.Question?  

• Careful selection of properties which the tenant pool found highly desirable enabled properties to still rent quickly during this turbulent period.I hope this helps, Cory.

This could play very handily into your desire for a farm if you've got some flexibility.There's a lot of moving parts and a lot of opportunities for you.