To me, Louisville seems like an investor can get a better deal for their money right now in more areas of town, which is what makes me interested there.

For one it saves time, you can have a website up and running in less than 24hrs.

You’re on the money with PITI and market rents are about 1500.

This project was funded through assistance from a local hard money company that has been funding How did you add value to the deal?

Purchase price: $212,000 Cash invested: $46,000 Sale price: $325,000 Found a great 2013 SFR in an A class suburb that was mostly interior cosmetic.....IE smelled like cat urine or smells like money!!

It allows you to avoid the $7-12k cost associated with hard money loans (HML), which can improve your total ROI and cash-on-cash return.

You will need to put time and money into getting off market properties. 

Laws and deadlines are very specific and missing something will end up costing your time and money.

Those numbers would be ok, but do you have money for the downpayment, closing costs, capital expenditures, 15k for reserves?

Working - why - because that is where money is made...2.