Below is the break down on the numbers.Purchase price: $46kScheduled Rents: $1300/month ($650 each unit)Expenses areGarbage: $60/mo (approx)Lawn/Snow Removal: $60/mo (approx)Water/Sewer: $60/mo (approx)Insurance: $58/moProperty Taxes: $283.33/mo (ouch, I think this is the reason for not making cash flow)Vacancy: $130/mo (10%)Capex: $130/mo (10%)Management: $130/mo (10%)Repairs: $65/mo (10%)Cash Flow w/ Mortgage (25% down, 20yrs at 6%) = $76.50/mo ($38.25/Door)Cash Flow w/o Mortgage = $323.67 ($161.84/Door)What am I doing wrong?

Hey, I have a question that maybe can answered for me if a wanted to wholesale a home without the land thats the buyer is going to remover from the land after purchase what contracts, paperwork...

@Doug Rayburn I had this problem rehabbing a house in ChinaTown so much grease we had to remove lathe and plaster and drywall it.Another time it was oil paint and trying to cover it with latex.Worst was a calcimine kitchen ceiling where the paint would "unroll" right behind the roller we were using to put it on;-)Most of the time I wash it with TSP then clear water and let it dry.

Effective communication doesn’t guarantee that there will always be agreement, but at least it helps to pave the way and remove stumbling blocks. 

I'd strongly suggest that you edit your post and remove the amount of money you have.  

The roof had a leak and now there is water damage and mold, anyone has recommendations on either fixing/removing the mold ourselves or a cheap mold specialist?

We have been pushing for more licensing to remove the one time realtor / managers from screwing up our industry and profession of choice.  

In some cases, you can have 'trespassers' removed by the sheriff. 

Scope is digging out basement, tuck point, permits, architect, engineer, chimney removal, re configuring HVAC, and everything else. 

PMI (Private Mortgage Insurance) on a conventional loan can be removed upon request once you have paid off 20% of the purchase price on the original loan, and will automatically be removed once you hit 22%.