Note how Tom stated the following:Originally posted by "gfwproperties":I you can give more maintenance responsibility to the tenant.

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Each should generate approx $24K (using HUD-8) in gross rent annually after rehabbed.

The US has not had an annual down market in real estate since WWII.

Also, $100K is 33% of $300K. 33% in 5 years is no great shakes, less than 6%/year, the stock market will beat that in most 5 year periods.Also, you still haven't covered vacancies, repairs, maintenance, management or any of the "gotchas" that typically will run up your true cost of ownership.

Based on my cash flow calculator, the current rent should cover expenses plus a little (taxes, insurance, maintenance reserve, etc.)

I want to buy with cash and keep the home, so no monthly mortgage to pay other than the semi-annual property tax.

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Do you do all the maintenance, or put some or all of it on the tenant buyer?

Maintenance @ 5%: $696 Taxes: $527 Insurance: $500 Utility Expenses: $2,951 Total Expenses: $4,674 Net Operating Income: $6,460 Debt Service: $4,126 Pre-Tax Cash Flow: $2,334 Expenses/Unit: $1,558.00 Unit #1SF: 660Avg.