Sometimes it is difficult, but the closer to can get to comparing "apples to apples", instead of "apples to oranges", the better off you will be.

The cash flow numbers I consider are after Vacancy, Maint & Cap Ex (which would bring your cash flow to less than $200 to compare apple to apple).

The sill is rotten out so we are lifting the house a bit and putting cement in instead of wood for the sill and then a big O around the house. 

Steve jobs didnt have 20k when he started apple, i know its a bit extreme but you get my point, dont discount yourself, 20k is a good enuf chunk of change to do something.

I can't do straight property management due to state licensure so that's why I was hoping I could bypass this by creating some form of partnership (50/50 or 60/40) where he retains the physical asset and I do the heavy lifting when needed. 

They do not tend to bounce around as much as homeowner loans, as they are offered by portfolio lenders, not simply originated and sold off.The ability to leverage IRA dollars and generate a higher cash-on-cash return as a result is well worth the small additional cost of capital in an IRA scenario.When was the last time your IRA used leverage to purchase stock of Apple?  

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I don't really look at properties that need some heavy lifting unless then will return 12% cash-on-cash.

(sorry, I have kids and we watch lego movie a lot)Dave Ramsey detests debt... but so do all the other investors when you compare apples to apples.

In an apples to apples comparison, do more units per building lead to a cheaper price per unit.