I don't see what is wrong with the bank.

Dont get me wrong, there are some legit businesses out there.       

One is that my two "home" markets in Sarasota, FL and Asheville, NC are pretty hot right now, so many agents may feel rightly or wrongly that they don't need any extra help to move properties.

4 bedroom 2 bath open plan great backyardquiet Streettwo-car garageperfect rentalperfect locationgreat neighborsI’m going to own it, I’m going to be responsible for making the payment the matter whatif I’m renting it out in the tenant doesn’t pay I still have to make the paymentif there is maintenance to do I have to do thatDue on sale clauseif you do subject to, the due on sale clause is generally a non-issue in my opinion.This is a fiercely debated topic.What I do is I use land trusts and property trusts.Don’t get me wrong: subject to and wraparound mortgages and some kind of lease to own arrangements do give the lender the right to call the loan due.Does that mean they do call loan due no matter what?

I'll just be involved in the contract.Please correct me if I'm wrong there.

While I was readings these replies about 5 more questions popped into my head, thinking about what  @Jordan Williamson said about making sure you get a good deal instead of looking at the lower my expenses aspect and it rang a bell, I was definitely looking at this the wrong way, This would be my first investment property and I don't want to regret it, the more I analyze this without living in it, the worse it looks, but when I see the lower my expense aspect when living in one side it appears great.

Heres the way I calculate it,(Gross Scheduled Rent) - (Vacancy rate (at least 5-6%)) = Operating Income(Operating Income) - (Repairs & Maintenance + Utilities + Taxes + Insurance + Management Fees (at least 8%) + Replacement reserve (capX)) = NOIThen I simply divide the asking price by the NOI (Asking Price /  NOI) to get the cap rate.I can't find anything above 5 or 6 % at best, am I doing something wrong or does the MLS just suck that bad??

But maybe I'm wrong, I'll let you know what I find out.

Is the area  just bought out.....or I'm I just going about this all wrong?

I assume that I don't need to repost, but could be wrong.