Deal flow is king in this market and you either need to have it or to invest with someone who does.Done correctly, passive investing does not simplify life during your learning curve but it does afterwards.If you can predict economic cycles, forget about real estate and short (or long) the stock market...much easier than messing with REI.Stick with good sponsors, cash flow, add value, prudent debt, and reserves...good recipe at any point in the cycle.And if you are investing passively, consider assets classes other than just MF.

I appreciate the insights, sorry it took a couple of days to reply. 1st, I was planning on wholesaling the property, so I knew my ARV was solid at 200-210+ (depending on finishes and market trends during rehab), and I had an experienced flipper/contractor ballpark me 150k to rehab the property, 100-110 if he was to do it himself.

Appreciate any and all replies...

Just some food for thought... tag me when you reply and we'll try bouncing some ideas off each other and get it figured out.

We are still new at this and may not be taking everything into correct consideration, but we are looking to get the best return on our investment, both short and long term.

Thanks for the reply Wayne!

So yes kudo's to Mike Tsang he is correct.

I'm not sure how to prove that, but if correct changes the expenses again. 2017 it was $100. 2016 $4053.With this new information, I was able to negotiate with the seller for a purchase price of $450k with 50k or 10% seller carry back, which I think sweetens the deal.

This is how it is done correctly.

@ Mr Garrett, thank you for the reply sir, id definitely be interested in future conversations / networking. ive lived here since my first purchase in Little Elm back in 2009, all have been purchases too reside in , im now interested in expanding too a few  rentals, possibly down the line land and build small group of Plex properties. very motivated and now making more time too becoming active here on the BP forumn. it is a pleasure too meet you look forward too more dialog.