I want to get over my fear of making a big mistake and finally do something about it this year.

After the foreclosure is finalized the title will be clean with the exception of IRS tax liens and property tax liens.

You learn the market, the numbers analysis, how to network, and you get that time in the market.

Do a cost approach analysis to determine your margin.

Hey Ryan - Have you tried out our property analysis tool yet?

If the job market here stays strong over the next two to three years Austin/suburbs should finally see some decent appreciation.Some of the neighborhoods I "fish" in have seen quite a few sales to Californians so while 1/3 may be strong there is definitely some evidence that the speculators have arrived.

I joined in April and have finally put together my first deal.

I think I'm finally ready to move into a few rental homes near my house, and diversify my investments.

I would STRONGLY suggest you get an APOD and do an analysis.

I don't think the question was about the investment as much as the analysis process.When I run a projection like this, I like to make it kind of a "what to expect in the first year" scenario.I also include projected tax benefits, equity buildup (amount of principle paid) and somtime include some estimation of appreciation.So, using your numbers (and a couple of my own assumptions), this is what I get:Your Assumptions:Purchase Price $250,000.00Down Payment $50,000.00Loan Term 30 yearsLoan Rate 7.80%Yearly Income $33,495.00Yearly Expenses $11,412.00My assumptions:Property Appreciation3.00%Buyer's Tax Bracket30.00%Depreciation- Land 20.00% Building 65.00% over 27.5 years Personal Property 15.00% over 5 years1st Year Benefits:Cash Flow$33,495.00Income-$11,412.00Expenses=$22,083.00Net Operating Income $1,439.74Monthly Payment*12Months=$17,276.89Debt Service $22,083.00Net Operating Income-$17,276.89Debt Service=$4,806.11Cash FlowTax Shelter$22,083.00Net Operating Income-$5,909.09Building Depreciation-$7,500.00Personal Property Depreciation-$15,538.73Interest Paid$-6,864.82Taxable Income / Loss $-6,864.82Taxable Income / Loss*30.00%Tax Bracket $2,059.45Total Tax Effect (You save this much in the first year on your taxes...)EquityIn the first year's payemts, $1,738.16 of principle will be paid.AppreciationA property worth $250,000.00 whose value increases by 3.00% per yer will increase in value by $7,500.00 in the first year.Total BenefitCash Flow + Shelter + Equity Increase + Appreciation = $16,103.7132.21% return on down paymentIf you don't like to include Appreciation, then you getCash Flow + Shelter + Equity Increase = $8,603.7117.21% return on down payment