You could work with a prop that is a little over-financed and has a sweet PITI.

I was set to make a sweet 30% return on my cash.

In my city, prices are up, so the buy and holds are not 'quite' as sweet as 18 months ago.

Sweet, I can't wait till I get my first one.

Yes, that's a picture in front of the Billops house.My sweet, OCD, super clean, super polite, formerly incarcerated tenant had a melt down & kidnapped his girlfriend, making her drive the parish school bus to the Billops house.

That is the sweet spot where gas prices per gallon are still seen as favorable but oil companies can make a good profit and keep workers employed.Where I am in GA we are not feeling the effects of more oil at all.

I see three different options:- Some women use their charm to "sweet talk" men.

Getting cash flow and taxable losses at the same time is SWEET! 

. - a Flip.The Acquisition:Acquisition cost $100,000 (purchase price + closing costs)Rehab: $25,000ARV: $160,000 (assume this is the sale price)Assumed you get investor to finance you 75% of project: ($125,000 x .75) = 93,750Your equity (cash for "cash on cash" calculation): $31,250 (100000+25000-93750)Now the sale:Sale price = ARV $160,000Sale commission 6% ($9,600) - traditional listing agent.Other closing costs: ($2,500) (lets ignore the interest for this exercise)Profit: $54,150  (160000-9600-2500-93750) Cash on Cash 73% (54150-31250)/31250 ---- VERY SWEET INDEED.....BUT ASSUME YOU GO WITH A FLAT FEE LISTING SERVICE (FOR $99) AND OFFER 3.0% COMMISSION TO BUYER AGENTSale commission 3%+$99 ($4,899)Profit: $58,851 - (160000-4899-2500-93750)Cash on Cash 88% (58851-31250)/31250----- MUCH SWEETERYour see how a small % change in the commission has an exponential effect on your Cash on Cash due to this simple fact: Commission come directly out of your equity while commissions are calculated on the entire sale price, which a large portions is leveraged by the loan. - a change in less than 3% in the commission impact your Cash on Cash by 15% - WOW!

Galvanize is a sweet spot, but if you do ever want to mix things up I have a great deck for summer and my office can hold a decent sized group as well.