I'm also willing to wager that your rehab costs are too low - $5k in rehab doesn't go very far here.

NOI versus Cashflow. 

Sorry for the eye full (versus the mouth full)  :-)

.- If you're up against one of the three financed property discontinuities (4 financed properties, 6 financed properties, and 10 financed properties), paying the lowest mortgage balance off first might be the the way to go just because it keeps your financing options as open as possible.If you just follow the "highest rate first" thing without really analyzing your situation, and then your next loan has to be (for example) hard money w/ 40% down and 9.5% interest rate as a result... that'll be a net loss versus paying off highest rate first, even if that lowest balance didn't have a the highest rate.

Stan,Check out this article written last year about Cleveland and the downtown area, the college educated population change versus overall population change and the great press Cleveland is getting on a national level. http://www.citylab.com/work/2015/06/how-millennial...Simply looking at the overall numbers does not give you a clear indication as to what is going on in any market.

@Chris Saints, I’m originally from NY and spec building in CA now, couldn’t agree more on the rewards of spec builds versus flips.

You now have the ability to do it again versus the dog of a property keeping you on the sidelines for years to get out of it.Reality is you pay for what you get.

If you have to ask what  a broker or agent does then it seems like you have already made up your mind that they do not provide value.If that's the case you need to learn and fail on your own versus getting the services of a broker/agent to help you.I personally think that is the wrong mindset to take.

In Georgia, we have attorney closings (versus just using title companies in Florida) and they can find out a lot of the legal due diligence stuff once you've got the property under contractLet me know if there's anything else I can help you with. 

I was thinking of using direct-mail find that I'd rather pay a wholesaler $3-$5k and get a guaranteed deal versus spending $2-$3k and possibly getting none.