Obviously it has to be a $ maker on top of green....Of course you'll spend a lot more on an full-tilt green rehab....but you can offset some costs by reusing some materials (the greenest practice of all) as well as charging more rent because of lower utilities and the appeal to a certain clientele...I also thought that there might be some political capital involved in rehabbing green...maybe even grants or sponsors....

I have a large amount of capital, and not bad credit, but I can't prove my income is high enough to take on the debt.

You missed a BUNCH of the expenses, such as vacancies, management (even if you do it yourself), advertising, utilities (at least during vacancies), legal fees, evictions, capital expenses (not technically an operating expense), etc.

Ok, when I get enough capital to start investing.

I am eager to start investing, and trying to get rid of all my bad debt. I so far just have a little bit to go on my car payment and then I wont have any loans to pay.

My question is that I want to start investing, ...

If you take 2005's M-3 compare it against the true capital, there is a multiple of 33 to 1 of "vapor paper" to real money.

If you plan to move into your rental property, live for two years and exclude capital gains tax under section 121 of the IRS code do so before Jan. 2009.

Or, if you have the money to get the loan, then get a second mortgage to replenish your cash or give you more working capital, that might work, too.And of course, you should speak with actual lenders.

Jeffrey, Operating expenses include taxes, insurance, management (even if you do it yourself), maintenance, advertising, office supplies, legal fees, evictions, damage done by tenants in excess of the security deposit, entity maintenance, utilities (if only during vacancies), vacancies, capital expenses (not technically an operating expense), etc, etc, etc.

. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ http://www.iht.com/articles/2008/09/07/business/fannie.php The U.S. government's planned takeover of Fannie Mae and Freddie Mac came together hurriedly after advisers poring over the companies' books for the Treasury Department concluded that Freddie's accounting methods had overstated its capital cushion, according to regulatory officials briefed on the matter.