Everybody has suggested a different approach.Everbody understands their own approach so I suggest that each person that has suggested something just write up a step by step hypathetical situation that illustrates how their approach will assist this man  @Dyryl Burnettand DYRYL should respond and say what he likes about that approach and why it might work or why he can not do it.Only he knows if any of these suggestions can work for the place he is at now.  

Here are a couple of articles that illustrate my point. 

Are there any contracts here that would illustrate a subject two agreement?

I think this presents an opportunity for those sites to differentiate themselves from hotel booking sites by adopting/encouraging an all-in price listing model, compounded by a marketing campaign really illustrating reason for fees & contrasting how traditional industry disguises them in their listings.

I just want a nice way to illustrate the gravity of the situation.

I realize this example is somewhat contrived, but I'm using it to illustrate a point, not that I think anyone can actually find something that matches it exactly.If you can't afford the cost of the debt then this discussion is moot, but at that point you're not making the best investment decision you can...you're compromising on potential because you need $ today.

To me, these anecdotes are more than just isolated tales of misery and woe - they illustrate patterns of behavior, influence, persuasion, rationalization and more across all of the REI market, and that's just fully fascinating.

My example was just an illustration that rent increase does not automatically mean higher economic vacancy.

., @Michael Ealy, @Preston Quinn, to illustrate my point imagine two potential investments: Both will rent for $1500/month. #1 is bought at FMV for $150k (hitting the 1% rule),#2 is BRRRRed for an ARV of $200k, refi is for $150k (meeting your 1% rule)Expenses are the same:$150: Management (10%)$120: Vacancy (8%)$112: Repairs (7.5%)$112: CapEx (7.5%)$150: Property Taxes$75: InsuranceAssume utilities are billed to tenants=$719 Total ExpensesCashflow for #1: $177/month$1500 GSR - $719 Expenses - $604 Debt Service (5%, 30-yr, 25% down)Cashflow for #2: ($24)/month, that's negative$1500 GSR-$719 Expenses-$805 Debt Service (5%, 30-yr, 25% equity left in deal)Of course, you have $50k of equity in #2, which is awesome, but the 1% rule is used to determine if a property will likely cash flow as a buy-and-hold rental.

Obviously, there are a TON of variables here and I ran the numbers very quickly (AND I'M NOT A CPA), but I think it illustrates the point I am trying to make.I don't buy the claim that RE investors pay "no" taxes.