Thanks for the clarification @Cornelius Charlesthat makes sense..I guess I'm trying to figure out how someone like me, not established etc could market effectively...before I ever thought about getting into REI I'd gotten direct mailings and seen signs around town and I always wondered who would call those numbers because they seemed shady to me...I wonder what you or @Jim Kelleror anybody else have done that was successful...I've heard of some people literally knocking on doors but somehow I can't imagine doing that...am I going to have to change my perspective??

It's usually best to do your research on lenders before you apply and ask them up front if there's anything they do NOT allow the money to be used for, and then apply with the lender that best suits your individual needs.

I am able to pay the mortgage with the rent and it's a wonderful blessing to be effectively mortgage free at 24 :)

@Cody StoneIf you borrow from the Roth solo 401k bucket, you can minimize the solo 401k loan side-effect. 

So here's the combined numbers for both props on a monthly basis.Purchase Price For both Properties: $120,000Gross Income (both properties): $5,965Gross Effective Income (10% Vacancy rate): $5,368.50 Net Operating Expenses: $2741.31- Cable - $50 (it's gerry rigged)- Water - $435- Electricity - $450 (3 months during the summer its $800 a month)- Dumpster Fee - $185- Fire Insurance - $41- Property Mngmt - 7% (I will use professional management)- Taxes: $363.34- Maintenance: $800Net Operating Income: $2,627.19Capital Improvements: $25,000 (roof, foundation, paint, flooring)The owner combines all expenses for both properties because they are side by side.

No malpractice suit will be successful if the lawyer shows that he/she referred their client to a licensed realtor. 

@Jon AcostaOn a free and clear house, no work, great condition, great location, offer an installment sale, for a buy and hold property for yourself.Get the payment to owner low enough below market rent for a great cashflow to support PITI and maintenance and vacancy; purchase price can be $125,000.payments to seller (market rent - 350) or better.Installment sales have imputed interest (See Applicable Federal Rates IRS)I would offer cash or terms, cash is .70 x arv - repairs.Owning private mortgage paper is better than owning property: no toilets, tenants, or law suits.

I agree look in the outskirts of your market, they will soon follow suit of the larger metro area.  

This required me to go fha but luckily my broker found a place still offering 3.25 fha so even though im stuck with pmi my effective rate is around 4

This is why in contracts it will say something like ( The brokerage, broker, agent IS NOT an expert relative to ( all these listed matters etc. ) and that if the buyer has any questions they should seek the professional out to help them research a situation to make a decision ( something to that effect .)3.