I'm not new to this kind of math (I'm a Producer & project manager), but am new in general to some of the hidden fees, and the particularities of Real Estate!

I'm not doing deals that can produce less than a mid-to-high teens IRR, but I'm doing larger multifamily deals, and it's far from the only metric we look at.

I work with a hard money lender and see tons of 100% financed deals produce plenty of income.

@Dillon Francis if you find a private investor and get a loan for the down payment- give them all the cash flow the property produces until they get their money back, or partner with someone and do a similar strategy.

Looking for great markets for long distance investing that would produce great ROI for buy and hold properties!

If it's not producing great returns and you've got a solid offer on the table I'd definitely consider it.

The Producers Price Index will be released this Friday (7/10).LA County Round-Up:Total houses sold: 3,167 (down 52% from last year)Median days on market: 44 days (down 4% from last year)Median sales price: $635,000 (up 1% from last year)Median price per sq. ft: $433 (up 3% from last year)Sold above listing price: 39% (up 1% from last year)Inventory supply: 4.4 months (up 47% from last month)Calendar:Monday, July 6: ISM Services Tuesday, July 7: Job Openings Friday, July 10: Producers Price IndexWeekly Change:10-year Treasury: rose 0.02Dow Jones: rose 900 pointsNASDAQ: rose 500 points

If you can either do them yourself or figure a way to reduce this expense, you have a chance at producing CF.

Inside of that recession resistant behavior, MHPs can produce more stable cash flow than most other real estate, have less tenant turnover due to homeownership by the tenants, have less maintenance once stabilized, have less capex requirements over the long term, and have the greatest demand, especially in times of uncertainty. 

I have formed the LLC, I have a website, I have active FB ads producing leads, and I have a CRM that currently does the trick.