So at 7% and 30 years: Mortgage: $1397 Desired cash flow: $200 Rent: $2661 [(1397+200)/.6] Expenses: $665 (2661*.4) I never thought about looking at the numbers that way because my boss was telling me about how he is leasing a $300k house for only a couple hundred over the mortgage payment amount so if he were to actually buy one, with all the other payments (insurance, etc.) he would actually be in the hole.

a couple hundred acre of some sort a trees with an awsome house overlooking everything.

They're looking to make a few hundred on the deal.I'm on several wholesaler's mailing lists, and get probably 10 deals a week.

just for ________ and giggles, here is this 'deal' according to the 50% rule:purchase price: 75kgross rents: 800payment (p&i): 500cashflow: -100 (not even including the utilities so add another couple of hundred in the negative)definitely a loser.

He will even mark it up a few thousand to pay closing cost so my out of pocket will be just a few hundred bucks if any.

If the property looks like it has been sitting there, deteriorating for years, chances are hundreds of other investors have already sifted through the records in hopes of landing the deal of a century.

It's all relative.In SOME cases even with FSBO you can save but in many cases you lose.Just like lotto tickets you hear the occasional winner and not the thousands and thousands of losers.I am really happy it worked out for you.My clients on the commercial side understand the value of time and money.Meaning they do not have hundreds and hundreds of hours to learn the selling process to save a little on commission.If you look at it they really LOSE MONEY because it takes away time from their business or area of expertise where they make a lot more money then their perceived savings on any commission.So in that respect my clients are always glad to pay usually whatever fee I have as long as it is not outrageous.Mostly 7 to 10% depending on what it is.I work with clients who put a premium on time and want help and will pay for it.There is a market for flat fee companies that is a volume business.That's not the type of business I want just like I am not into the per transaction fee model for agents on that end either.

:cool: I haven't figured out the best niche for the Houston market yet....it is such a large city with still a lot of land and hundreds of new homes going up everyday.

Phyllis, mother of well known RE guru and attorney Bill Bronchick and a bit of a character, holds a huge pitchfest each month that often attracts hundreds.

Cost me about a hundred bucks.Find a small town with a small town, gray haired attorney living in a paid for office who's basically retired and see what he/she does for you.