I've gotten a loan on my primary residence before, never an investment, so I'm not sure if that's why I'm so blown away.Details below:75% LTV7.825% Interest4 points or 5k (whichever is GREATER)$1,495 in processing and underwriting feesI BELIEVE I'm still on the cuff for an appraisal and potential rental analysis. (650+)After refi, numbers below:Expenses: 759.03Cashflow: 240.97ROI: 15.8%The numbers obviously make sense, and show improvement with refi.

Make sure you take into account all interest payments and terms to run the numbers and then you can go with whichever option you are more comfortable with. 

My house Is paid off and the rent covers all expenses you mentioned plus electric, our cell phones, internet and auto insurance.  

Typically a contractor provides their own tools, which in the case of a property manager means their own vehicle, cell phone and computer.

My gf & I have both had our current cell phone numbers for over five years each & have been at our current address for over two years...

sell your car, watch, cell phone and blood. 

Using an FHA 203k loan, you can borrow up to 110% of the property’s proposed future value, or the home price plus renovation costs, whichever is less.Using a wholesaler. 

There are numerous ways to invest in real estate and you can pick whichever one fits you best.

At least around her, yes, if you want to sell, you give 3% in seller concessions, or their total amount of closing costs, whichever is less.FHA loans do a pretty stringent inspection.

In an economic downturn, nobody cares about your ego, your multi-million dollar producer status, your new BMW, or if you look like a mover/shaker talking on a cell phone in your marketing photos...let me repeat that: NOBODY CARES!!!!