I'm a little unclear on your question, but if you're talking strictly hard money typically out of pocket costs would be down payment, closing costs, appraiser and inspections both upfront and on draws.

I’ll hold my section 8’s for now as well, I like them too and I’m hoping they’re in the path of progress long term and will also be a nice blend of cash flow and appreciation eventually, just no longer buying more of them strictly for how they pencil out on paper.

@Matt Everling there's multifamily all over the city, so if you're strictly seeking to meet the 1% rule then some areas to consider would be:-Southern Pkwy/3rd St/Iroquois park corridor-Churchill Downs,Taylors Blvd, UofL areas-Shelby Park, Old Louisville-Shivley, PRP, Valley Station-West Louisville, PortlandCertainly theres other opportunities if you go a little outside the city to Mt Washington, Sheperdsville, Shelbyville etc

Otherwise, the lenders seem to be pretty strict on the one year rule.

I'm not approaching this from a strictly selfish basis either. 

Each state has a Division of Real Estate who oversees broker operations & requires broker's to adhere to incredibly strict accounting procedures, audits and care of all of this money that flows in & out of their hands that is that of the client's (you) or the tenant's.

I am mostly interested in finding seller financing deals because I love the idea that its a win win for both parties and don't have as strict standards per say as traditional financing.

My strategy now is strictly cash flow. 

A bit like how the two guys got an ISDA in the movie "The big short"Strictly speaking they're not mentors, but now and then I get a push in the "right direction".So, although hanging out at places with more successful people helps, it's not always a guarantee to find someone though, sometimes there are some dodgy characters there too :)

Avoid buying strictly on appreciation or at retail value.