There is the theoretical/mathematical way of doing things then there is the real world.Most deals are NOT going to be valued by cap rate, at least at purchase.  

However, none of them purchased it. 

Why do you think purchase contracts are so long and have such small print?

Purchase price: $320,000 Cash invested: $105,000 I started with me first property investment.

I'm not an attorney so please consult one in your state to make your decisions.You could propose they master lease the property as a trial period BEFORE you agree to purchase terms which would transfer title. 

I have been told by the Sec 8 rep in my area that once a section 8 propertiy is purchased the new owner does not have to apply for section certification, thereby making it impossible for that new owner to accept section 8 funds.

30% down on the purchase providing 100% of construction .

I purchased a "mostly" cosmetic fixer upper to live in for the next 12-18 months. 

(it's just slowish and requires a lot of my manual work)Potential Deal to take through Owner finance:- Purchase Agreement in place until 7/31.17 doors - mixed 1 quad 1 triplex 3 quadplex 2 single family 2 1br cabin houses. - all are occupied- 90% of properties are in rentable but rough shape and need significant work in the near future. 

I am already doing the marketing (placed bandit signs, launching FB ad next week, selected   databases to purchase the list of properties that fall under high equity, vacant and other criteria, to be skip traced and cold called  and etc.).