At least they are actuals rather than a pro-forma that a seller has provided to make the property look good.

I see no need to form a women specific group and feel you are limiting yourself by doing so.  

Their crystal balls are finely-tuned, which yield optimal scenarios when constructing elaborate pro formas.  

Hoping to form a mutually beneficial relationship.

*Monthly Income: $2,680Monthly Expenses: $1,140Monthly Cashflow: $1,539.46Pro Forma Cap: 20.72%NOI: $23,833Total Cash Needed: $4,750Cash on Cash ROI: 388.92%Purchase Cap Rate: 25.09%Total Operating Expenses: $693.92Mortgage Expenses: $446.62Vacancy (5%): $134CapEx (10%): $268Repairs (10%): $268Property Taxes: $23.92P&I: $446.62I know the current rent needs to be verified with what the tenants are paying but it is fully occupied.

When I invest in single deals so you suggest I form a property LLC which I sell interests to investors. 

We could also remove lawn maintenance from the pro forma statement if the seller cut the grass.

Also, I will need to form a corp for this so I can retain earnings in the business without giving it to uncle sam.

@Jon Klaus  I need to see a pro-forma ;)

But local banks are always the best way to form a real relationship and get on track to have access to conv capital faster.Good luck