I just want to add that with delayed financing you have to use your own cash or HELOC ( I know you said cash, but making sure it wasn't hardmoney or any type of loan. ) Also the beautiful thing about delayed financing is they treat it like rate and term as you're not pulling more money out then you purchased it. 

In addition, your DTI ratio will certainly be a factor at some point in your investing.

However his front step is beautifully designed.

So, if our our borrower has a large arrears balance, when we do a loan mod we may factor their new rate and term on the actual UPB and defer the arrearages as a deferred balance due at the end of the term.

You factor for the appropriate amount of maintenance that is likely given the condition of the house and if the numbers still make sense you're good to go!

Figure out your PITI then put in factors for vacancy, repairs, and property management, if you intend to use it. 

But the handy man is there for an emergency, broken window, sump pump problems, door won't shut etc.I want guys working on my houses that do not have that creepy factor, it sounds a little silly but my tenants are about 75% female college students so I can't have guys lingering around, they need to get the job done and get out.

@Steve Hall I guess I did leave out the fact that the reason these properties are cash flowing lower is because I'm factoring in cost for a property management company.

These type of lenders have their products designed for RE-investors, so you see things like higher leverage and shorter seasoning and your personal income is not factored into the underwriting, which typically is a HUGE deal for RE-investors. 

What are some factors that are playing in my favor?