@John Aaron I'm guessing that you might be using the 2-T (NC standard contract), which includes default language that the contract cannot be assigned.

The Mortgage would be around $3587/ month including insurance, taxes, Mortage insurance.

Have bought hundreds of property at auctions, including the first property I bought (detailed in Bigger Pockets Podcast #82) and the very first thing is you have to know value. 

A really cool report by Apartment List showed VB has one of the fastest growing rent changes in the country at 3.9%. 

It probably doesn't include income from the 5th or 6th unit if it's supposed to be a loan for 4 units right?

Both of these have drafted up sales docs for the State I bought in, to include the contract up front.

"Good Cash Flow" includes multiple elements.

I pulled up homes on Stetson Cir 95691 and a 5 bedroom 3 Bathroom 2,377 Sq Ft. home is quoted on Rentometer as $3,218/mo average with a +/-2% range on a 36 mo look back and 1 mile radius - the radius is important so as not to include Land Park homes across the river.

The operating company takes on all of the liability that would otherwise blow back on you including: paying property management, paying contractors, collecting rent, marketing, etc.

In an unexpected turn of events, the U.S. commercial real estate (CRE) market has seen a significant uptick in foreclosures, with a 17% increase reported in January.