I have a house with a studio in the Aptos area of California that has a cap rate of 7% and would cash flow with your 3.5% down.

I have several realtors/wholesalers sending me deals and the deal with highest cap is 8%..

For cap Ex, management, and vacancy is it safe to use 30% for them all?  

Reg A has been around as along as Reg D,  but had a $5M cap and just wasn't worth the attorney expense and regulation limitations.  

., Cash-on-Cash, GRM, Cap Rates, IRR, NPV, etc.). 

Since the downturn a group of single-family rental lenders has emerged to provide debt solutions for investors with 10 or more properties as well as alternative options for those capped out of DTI restrictions on conventional loans, who want to purchase or refinance sfr properties. 

The 1 car garage is a huge selling feature for this area, as well as the screened in back porch, but not any good for me investment-wise if I have to re-do it all.  

Let's assume it's a Class B property in a Class B area with a cap rate of 8.0. 

Some recent podcasts have featured experienced real estate business people who not only do well for their investors, but understand the obligation they have to those investors.

Or would the basis of $26k be taken out of that and I only owe cap gains on 9k (plus depreciation)?