AndFor a $250,000 debt/ LIABILITY…. the cash flow is zero… and you’re still put $ 20,000And the Gurus are selling these as a way to make money in 10 years when they appreciate.SOMEBODY BUILD A REAL DEAL BASED ON TODAYS NUMBERS… Use all of the tools available.And build a REAL DEAL THAT SHOWS STRONG CASH FLOW WITH ZERO OUT OF POCKET ( or build what you can)I realize that I jumped in with both feet….

My clients there have done a really excellent job of producing cash-flowing properties, and there is a lot of growth in that area.

We would like to buy property in a strong market with good appreciation potential and Utah is a place that we are very familiar with (my wife grew up there and I lived there for 6 years).

I hadn't gone any further with this PM than a intro email to see if they were taking new clients and they volunteered the rate. 

Thanks @Jonathan Klemm hello @Caroline KnightYes with @Andrew Dorazio  we are team of Army veteran agents helping Military client to invest in Chicago.    

We are seeing some of the best deals on SFH and small Multifamily for those with 1031, cash or clients willing to put a little more on the down payment to break even on little cash flow.  

You likely have obstacles around convincing your family, capital to fund a deal, and location - but every single one of these obstacles can be solved.If you are really serious, you should talk to a lender about what you qualify for and see if there is an opportunity where you live in to purchase a home for 0% down - it is absolutely possible and have seen clients, and myself, actually do it.

Strong possibly one or both of those tenants move out.

Even if somebody came to him for help, he'd turn it down because the significant time involved (even will billing for it) and the costs to the client are prohibitive.There are lots of rules, I don't bother to know them all since this is avenue is too extreme for me, around IRA's and 401k's (and the various other tax advantaged accounts). 

Good Day Cayton, Your scenario is something i am currently dealing with for a client in DC.