Hi,I am new to RE Investing and would like to check if following numbers makes sense or am I missing anything:Property Details : 3/2 TownhomeIncome: $2800Expenses = $2700 (approx)Here is the break down.Mortgage + Tax +Insurance = 1800HOA = 265Vacancy = 5 % per month = 140Repairs + Cap Ex = 200PM = 10% per month = 280Total Cash Flow : $100I can get greater cash flow if I manage myself but I am not planning to do it.I am thinking of getting HELOC and buy a new primary residence and rent this one.

The "mail address" is where the property tax bill goes.Add to that LOI "CC: Owners of the ABC Trust" or "CC: Owners of 123 Property LLC," and date it when you send the email. 

The problem is that I can't get a loan - I'm too good at taxes, and don't have enough income to qualify for conventional products, and don't have enough portfolio, cash/flow, or experience to get hard money.

Also, there's a big tax benefit from paying your primary home mortgage that you are missing out on when you rent.

Moment you start providing investment advice or a deal does not pan out and you were paid for that service what liability would you have?

That’s loan payment, property taxes, insurance, maintenance, utilities etc etc.

Take into account elements like diversity, tax advantages, cash flow, and potential for appreciation.Determine Your Risk Tolerance: Investing in real estate entails some risks, such as shifting market conditions, vacant properties, and unforeseen costs.

but you should always do a quick title preview to know what is on a home you might purchase at any tax sale or foreclosure sale.  

As far as I know it's just the jump in property tax that comes into play.  

One other thing to consider is tax implications if you sell.