Plugging numbers into tax software is an easy task, but a credible advisor can save you literally thousands in taxes.

Excellent job, BTW ... because you did so well on it, you now almost have too many choices, which is a very high quality problem to have :)

I can tell you that the market is excellent here in the Springs due to the stability that the Military bases provide.  

Everyone here has their opinion so make sure you're taking it as such and not as gospel. 10% return is excellent for lots of folks and is a good reason for many people to invest in a deal.

It's in an excellent area for $196,000.The owner wants a 55k down payment, but I don't have a penny to put down and I'm working on my credit score.Do you all have any ideas how I could move forward?

The bathrooms are all great looking with really well done tile work and the bedrooms were all excellent as well. 

I drafted an excel sheet some time ago that may help what you are looking for, send me a PM if interested.

Don't get into explaining their arguments because that just lends credibility to the whole thing. 

I put all of the properties addresses i have interest into an excel doc.

Not long ago, 2005-7, 6.5% was an excellent rate.