So even if the cash flow is only 3% or 4% cash on cash, that’s enough to provide a protective layer to cover unexpected items.To me, the cash flow is NOT to put spendable cash in my pocket NOW but rather keep the property self supporting while it increases in value over the long term.In addition, every property a purchase has a cash reserve fund - call it my rainy day fund or my Sominex account (ie I can sleep at night knowing if the furnace goes out I have $8,000 in my reserve fund to replace it.)One final note, I have found once one reaches a certain net worth, cash flow no longer is a concern, there is always as much cash flow as anyone wants.Final note, who will have more cash flow someone with $1M investible cash or $3M investible cash?

. :)Finally, I completely agree with you that this cartel-related violence is sad.

I don't have the skill set YET to gauge rehab costs and try to BRRRR, but I'd like to learn.This is definitely a choice but my option is that you will do better if you focus on duplexes and cherry-pick a few SFRs as you come across them.As for your Strengths, it sounds like you have an excellent ability to save and your ability to bulk analyze data will serve you well to identify big-picture areas, property types, and characteristics to focus on.I like that you realize the first investment will not be your best investment.

I think i finally got someone to respond, was very odd for sure!

So, they could be correct or they could just be trolling for money, but you should have done final testing.

I stopped paying the 1%+ and my principal finally started to decrease, significantly.My suggestion is that you ask brokers for recommendations that are in the area where you are purchasing your property and keep calling banks and save thousands of dollars you can use to invest for your next purchase.Two things:  Your broker wasn't getting rich on a 1% commission and the 1% you paid to your broker didn't keep your principal from decreasing; it was probably the cash out he got you (and at a higher LTV than the bank would lend you I might add).Banks and brokers each have a place in the lending arena.Stephanie 

I have a choice to ask the seller to pay for my buyer agent's commission or not include it in the offer letter (pay by myself), so I wanted to know before I submit the offer. 

Finally, you post that your market is super hot for buyers, but then you don't mention what market you are referring to. 

I finalized the property on May 3rd and they told me they already have a tenant ready to move in (they did not take my approval or anything or even informed me their background).

The provisions in the second contract govern the final close so you have to check for discrepancies that would invalidate your contract's provisions with the seller.