Using the property analysis sheet, here are details:Price: $170kRehab: $20k (estimate pending viewing)Closing: $3,400 (2% estimate)Total cost: $193,400Monthly rent: $2100 Annual gross w/12% vacancy: 22,176Estimated annual expenses: $8,674 (taxes, insurance, maintenance, utilities, advertising, PM)NOI: $13,502Cap Rate: ~7%I tried to be conservative with expenses, and it looks to be a fair deal.

That will cost you quite a bit, both in carry costs (think taxes and insurance) and in legal, advertising and auctioneer costs.2.

We've been advertising east of LA (Riverside, etc.) and looking for rehab properties below $400K.

@Aaron Powell if you are looking to wholesale this it sounds like you should advertise this a turnkey rental.

I recently began my mailer campaigns and would love to hear your experience with mailing to this niche.

We are about to start our first mail campaign as well and are looking forward to that.

Getting your advertisement out is the main thing no matter how you do it people need to know that you are in business.

We've had parents co-sign when there is a lack of established rental history, and the parents sometimes require the kids to put up more deposit.We advertise a base rent with an additional $25/pet and we rarely get push back.

Ultimate Rewards points made it happen.Those 9K points were probably earned with no more than $3K in spend due to bonus points achieved by using the rights card with the right spend, putting the effective return at over 10% (RT DFW to STL tickets run $300+).Credit Cards, used wisely, can achieve pretty decent returns on your spend - well beyond the 1% rate advertised, but that's a whole other discussion.

Big companies with big trucks and advertising will charge 3xs as much as a craigslister.