From my perspective ( I am no expert) prices have risen substantially over the past 7 years (as everywhere) and it is difficult to find properties that meet good cash flow criteria at the moment. 

lol)- Currently working full time in investment real estateMy Current Portfolio:- Consists of several student homes that generate 5x - 10x the cash flow that a traditional rental would- A couple homes were purchased myself through FHA leapfrog and refi (house hacking is the best!)

Have you been successful in making student rentals work from a cash flow perspective?

Cincy can be a great place to invest for cash flow.  

I don't have to worry about a high debt to income ratio as this will be my first purchase, I have zero debt, and my wife and I have good W2 income.Since the interest rate on a mortgage can have a big impact on cash flow, I figured shopping around for different quotes would be prudent.

It appears to me its only this little niche is selling cash flow SFR rentals were you have agents repping them that don't live or know really anything about the markets they are selling in.. and they put their rep on the line trusting some rehabber...

Do these number Monthly Gross Rents $ 4200Monthly Expenses  Vacancy       $ 336 (8%);  (including here since 50% rule includes vacancy as part of expense)  Prop Mgmt   $420 (10% of gross rents)  Insurance     $208 ($2500 yearly; quoted by insurance agent)  Prop Taxes   $680 (2.9%/year of assessed value; actuals; eats up 15% of gross rents)  HOA fees      $330   Maint Reserves:   $420 (10% of gross rents)  Maint/Repairs       $84 (5% of gross rents)Total Expenses : $2478 (59% of gross rents)  NOI:   $1722  Mortgage: $1215 (25% down @ 5% interest)Approx Cash Flow: $507/month (about $125/unit)Cash-on-Cash: 7.2% (Assumes 25% down + 3% closing costs as initial cash requirement)Thanks,Jacob  

You get potential cash flow, tax shelter and appreciation.

Over the last few months, my partner and I have been able to launch a business and acquire 5 cash flowing rental units.

Do you have an opinion on whether I should keep my land, hold on to it, or sell to a developer and buy rental houses, etc. for cash flow.