I have buyers who don't know what or where they are looking so I don't narrow my auto-search down for them other than the basics (2-4 units for example).

It sounds like you're getting financing, understand that the lender won't like the auto yard, Phase I may turn up some nasty costs.That said, yes if you can organize these disparate uses into one or two higher uses, you can definitely make money.

Well because I could not commit to acquiring my first property with the remaining time in the year, I’ve committed to analyzing 2 deals a day to post on the forums here.It will allow me to gain knowledge and advice from experienced investors and also give other investors like myself (or soon to be investors I guess) an opportunity to contribute as well.Even if they haven’t done any deals, they may know how to avoid common mistakes while analyzing that they’ve learned since they’ve started on their path to REI.I know it may not be much, but I’m really hoping that others in my position feel inspired to contribute more than the normal “Hi I’m a new investor looking to learn from everyone here on the site” and those more experienced are still willing to share their experiences.Thanks everyone.With that being said:Property #12-unit Property in Queens, NYEach unit is a 2br/1baAnticipated gross rents: $3.8k/moOperating expenses (per month):- Vacancy: $190- Repairs/Maintenance: $35- Taxes: $300- Insurance: $133.33- Property Management: $190 (did this at 5% of gross rents because I can manage the property myself but I’d like to set aside a portion in case it makes sense to transition to management).

At this moment I feel like I tip my toes in the koolaid and now I want the dive all the way in. Sure

It's not that simple math is wrong, it's just that you can open your mind up to much more possibilities, like investing in appreciating markets, once you become knowledgeable about 2 things, 1) Sophisticated Math and 2) Economics so you can read the future of the market.Personally, I don't know how any Investor doesn't want to learn enough about Economics to get a gauge on how the next 10 years in their specific Area of investing may turn out.Will it be like Detroit, which went bankrupt but you could easily have seen that if you paid attention to the 3 Big Auto Makers?

I am in the market for a new insurance agency that insures "vacant homes" for flips.

When you die, the remaining value of the trust passes to your charitable beneficiary.Since the downside of this is that your heirs don't benefit from inheriting those properties, many people create a separate irrevocable life insurance trust (ILIT) to hold a life insurance policy purchased to benefit your heirs for the same value as the properties in the FLIP trust.

We make money on Insurance & we make money when you sell.Why aren't they just keeping these awesome deals for themselves?

The owner will have an idea of what their terms are so be prepared Owner financing has a lot less costs than a bank  including  mortgage insurance ,lender fees etc 

Property #22-unit Property in Queens, NYEach unit is a 2br/1baAnticipated gross rents: $3.6k/moOperating expenses (per month):- Vacancy: $180- Repairs/Maintenance: $70- Taxes: $295- Insurance: $135- Property Management: $180 (did this at 5% of gross rents because I can manage the property myself but I’d like to set aside a portion in case it makes sense to transition to management).