My goal is to create passive income through investing specifically Buy and Holds.

I've been interested in real estate investing(particularly buy and hold for cash flow) for some time, but always been hesitant to jump in.I've read numerous books, listened to almost 100 BP podcasts, been to some local REIA meetings, but I've yet to pull the trigger on anything.

Flips or buy and holds?

Then, your offer should be NO MORE than that value, less tear down and holding cost, less your own desired profit. ie.

If said tenant paints the house, moves in with no deposit to be held accountable for and then goes ghost in the night midway through the lease, you're left holding the bag.

Let's say I'm holding an SFR in an LLC (call it "LLC A") and I want to 1031 exchange it into a 4-plex.  

I am an agent here in the Houston area and our market is quickly becoming a great time to buy and hold with rentals due to the oil prices and economy.

I'm getting closer to making an offer on an out-of-state class C buy-and-hold multifamily property.   

You should check into that also especially in the area that you want to invest in.I have access to a private money lender who can help you with rehab loans, but you have to be 65% (prefer 60%) of After Repair Value (ARV) including all closing costs, holding costs and repair budget.

I have found some good buy and hold properties in two completely different neighborhoods.