.$130,000 Purchase price $2,600 Purchase closing costs $25,000 repairs $12,600 interest (computed on above items, 16%, 6 mo, $157,600) $11,900 points (computed on above items, 7 points on $170,000) $3,000 holding costs (insurance, taxes, utilities) $17,600 sales closing costs (6% for agents, 2% for other costs)$202,700 total costs$220,000 sales price $17,300 potential profitThat's sort of a worst case for the hard money costs.

You didn't mention anything about utilities, vacancies, upkeep, repairs or management.

The property sits on a 1 acre lot and is surrounded by custom homes that are $500,000 or higher.

All utilities are paid by the tenant..2.Do you do all the maintenance, or put some or all of it on the tenant buyer?

Also, just because you are a crack lender don't have a fraternity brother that might have a better deal with better loan costs take over a customer....don't make promises with a referral.

Maintenance @ 5%: $696 Taxes: $527 Insurance: $500 Utility Expenses: $2,951 Total Expenses: $4,674 Net Operating Income: $6,460 Debt Service: $4,126 Pre-Tax Cash Flow: $2,334 Expenses/Unit: $1,558.00 Unit #1SF: 660Avg.

I'm considering lease options utilizing my current PMC.

Hell I don't even think any of our customers have a computer to begin with.

Thus the monthly out-of-pocket debt service is not such a hard hit since we can hopefully get some utility out of that money (i.e. living space).

REALTOOLS is a great option for a smaller operation:- Unlimited Properties (Single & Multi-unit)- Tenants with Contacts and Incidents- Leases (including section 8 and Lease Options)- Mortgages (Fixed rate, ARM, Interest Only, Prepayments)- Work Orders with History- Great customer support (I've had questions usually answered in a day)- etc. etc. etc.