I am having trouble finding properties that will rent out for more than the combined loan payments, plus maintenance, taxes, etc.I am only interested in houses, RV parks, mobile home parks, apartment complexes, and hotels.

(And I would factor in some expenses in your calculation like maintenance, etc). 

@Jon AcostaOn a free and clear house, no work, great condition, great location, offer an installment sale, for a buy and hold property for yourself.Get the payment to owner low enough below market rent for a great cashflow to support PITI and maintenance and vacancy; purchase price can be $125,000.payments to seller (market rent - 350) or better.Installment sales have imputed interest (See Applicable Federal Rates IRS)I would offer cash or terms, cash is .70 x arv - repairs.Owning private mortgage paper is better than owning property: no toilets, tenants, or law suits.

-Vacancy Rate of 10% -Repairs and Maintenance 5%-Capital Expenditures 10%For the sake of simplicity, I assumed the following to be 0%-Property Management Fees-Future Income Increases (rent increase) -Future Property Value Increases (property tax increase)-Future Expenses Increases (Maintenance fee increase)On paper, this property is cash flowing at $167 (0% down) and $295 (25% down) - I am hoping to leverage as much as possible on this property through refinance in future & I believe based on the rental income, this property can support leverage.I would like to know your thoughts around this and if you think this deal is one that we should proceed.

Basically all he does is take service calls and deploy contractors for maintenance if needed.

Here in Niagara I can get $180-$200K with very little maintenance  and a home 20-30 years old.

These units have potential, but I feel the deferred maintenance and asking price seem way too high to me.

Doing the math on the property with a traditional 20% loan it looks something like this Purchase Price (Max Offer Price) $90,000 Percent Down 20% Down Payment Amount $18,000 Amount Financed $72,000 Interest Rate 4.85%  Closing Cost $3,150.00  Costs of Repairs (Make Ready) $7,000  30  Mortgage Payment $379.94   Rental Income Monthly Annual Unit A $1,050.00  Vacancy Rate 5%  Net Rental Income $997.50  Expenses Monthly Annual Property Management Fees $105.00 $- Leasing Costs $50.00 $  Maintenance Reserve $60.00 $ Utilities $12.00 $-  PropertyTaxes $45.83  $ Insurance $80.00  Total Expenses $352.83  Net Operating Income $644.67 Net Cash Flow $264.73 HELP PLEASE, this looks like one of those properties I would be fool to let pass by.

These rates are typical for our market (except for the 3/2) The rented out unit will not cover our entire monthly costs, but we are both living in the unit, splitting costs and saving from a 75% reduction in our monthly living costs by doing so, our savings will actually be $1000 combined and this is what we are using to build capital, taking a % out for vacancy, maintenance, property management, which is ourselves, but also a backup fund.

and you may not need one up front as well if you know a little about what your doing.30% on small loans is not out of the ordinary I do those all the time. and much higher actually the smaller the loans the higher the return.. those borrowing the money know this.. what you need to do is check for usury.. my deals are equity deals so they are not loans.. so usury is not an issue for me.. that's how I can make 50 to 100% apr routinely. but I have 40 years at it..