But, for those readers who won’t go the extra mile to do a deeper search on techniques, here are a few off the top of my mind: Craigslist - They’re all over here, it’s like a piranha pond in my market.

So I have a property that cash flows 175 a month after mortgage, property manager, repairs, and vacancy.

Not going to be a fun day .I am lucky to a degree , I have the skills , knowledge and equipment to tackle just about all my own repairs .

.—(1) The landlord at all times during the tenancy shall:(a) Comply with the requirements of applicable building, housing, and health codes; or(b) Where there are no applicable building, housing, or health codes, maintain the roofs, windows, doors, floors, steps, porches, exterior walls, foundations, and all other structural components in good repair and capable of resisting normal forces and loads and the plumbing in reasonable working condition.

If you all know of any other factors that may affect my numbers in the Richmond area aside from mortgage, taxes, repairs, and CAPEX, please feel free to inform me.Thanks,

You said ARV is $390- how much in repairs does it need? 

Are you looking for someone to do full-scale remodels/flips, or more just someone on call to do any necessary maintenance and repairs that come up?

If they damage it while they're there, they pay for the repairs.

With these other techniques, you are not doing anything with the lender and you're hoping they don't figure out you've purchased the process. 

They do not care what you put into Capex/repairs and management (it just is a place they can hit and defending it is a waste of time).