I did however put A LOT of sweat equity into the project.

My partner and I are the creative investors that can guarantee we will put in the sweat equity to ensure a successful relationship. 

By building new, we're able to gain a heck of a lot of sweat equity which we plan to refinance (get the *tax free* $$) to put towards our next project. 

I've flipped several properties there, and it’s got great potential.Don’t Sweat the CompetitionAnd hey, don’t worry about the competition.

What you have goin on seems like a lot, that said it seems you can handle the operations part of it, it just appears that you are sweating all that money comin out.

@Edward Suess-Hassman you won't be able to cashflow if you buy Class A or B property - unless it is a:1) Desperate seller and you get well below market price2) A major fixer-upper that you can invest your sweat-equity inYour other options are:1) Invest in Class C - but only do if you undertand 20-25% chance of tenant nonperformance and a lot of maintenance issues.2) You invest in another part of the country.DM us if you have more questions.

You have to have a tradeoff somewhere its either sweat or cash.

I understand wanting to have equity in your property but with your skill set it seems logical to me that you would buy larger distressed properties and get sweat equity in the building.  

So here is the break down of my mailing criteria:With-in city limits35 to 100% equity950 -1800 sqftOwned property 4+ yearsBuilt between 1965-2011Absentee Owner Exclude trustee/corporateSo my total budget to get my marketing off the ground is a mere $200 but I plan on putting in a ton of sweat equity to help make up the lack of capitol.

If you make a couple of thousand (reasonable expectations) for your sweat equity that's fair.