I guess the limited area I'm looking at has very limited supply.

My only real expenses are office rent, phone & internet, office supplies, licensing, and marketing being the biggest.I don't want to fool around with refiling past taxes so I guess the best thing is to wait more time until my net income is higher or I have the money to pay cash for a deal or at least a larger down payment.Craig

Natural gas is being produced in the USA, and it seems like the supply is rather abundant with shale fracturing.

I think I could find someone to do it cheaper than 1200 with labor AND supplies.

My HVAC-R equipment comes from a trade simplified supply house.

Supply on the other hand has dwindled due to artificial pressure from government regulation of the foreclosure process.

On the down side - located in a small town with a population of about 16K people, used to have a dry cleaner in the 50s-70s that contaminated the local water supply.

Before you make an offer, double check all of the profit and loss figures to make sure they are accurate.If you make an offer, make it contingent to a satisfactory home inspection to make sure this will not be a money pit.Other than that, looks good based on the information you supplied.

:Nathan - by the time you get to closing, all paperwork is complete (and awaiting signatures) and checks are cut because the end buyer has previously wired his/her money to the title company....Nathan Paisley - Kelly P. has supplied good info.

The maintenance guy told me he went to the closest plumbing supply house near the problem toilet and they recommended the best one for that particular area.