Spending a boatload of money just does not work.

I would be willing to spend up to $63,750 with 5K down (following the 50 percent rule).

I used to swap out cylinders between rentals but then got really paranoid about how an aggressive lawyer could twist that into my negligence if a criminal entered the property with an old key.Now I spend $8 a cylinder to have it rekeyed to a totally new key and throw out the old keys.

You got to spend money to get the materials, spend the time writing your messages and than you got to put them up in places around the area.On top of that you have to compete with other investors who have the same idea especially if you live in large rural areas or cities.If I'm going to do offline marketing I rather do the flyers on bulletin boards or mailers.

You spend all that money.

Total rehab around 20k, a good bit of which I will earn back as I make my living as a contractor and will spend alot of time working on the house over the next couple of months.My question is this..this house will rent for $650-$700/month so after mortgage/ins/taxes I will only cashflow $100-$200/month, way short of where it needs to be for a good rental.

If you are cold calling people and asking them to spend time on you, then unfortunately you will have to come up with SOME kind of way to prove to them that you are not yet another guru groupie that went to some bootcamps and now wants to invest in apartment buildings with money he doesn't have.

I've been off board for awhile due to spending Holidays in Cancun.

Spend $70K for the RE and $20K-$25K on the rehab.

Doug, you need to start right now, everything you need to know is right here on the forums, spend a lot of time here and learn all you can.