If you negotiate a reduced rate, the PM collects a percent of the reduced rate.Some managers have a "minimum management fee" that is charged every month.

I guess the first thing I would look at is what percent of asking price are you getting now and how close are you coming to your rehab budget.

One of my core values is that my words match my actions.In street vernacular, one could phrase this as “practice what you preach” or “put your money where your mouth is” or “if you talk the talk, you need to walk the walk”.I have invested in single family homes and smaller 2 to 4 unit properties since 1980 - forty years - a lifetime - and have done well with these investments.This year as COVID hit America, I had a conversation with a young investor buddy of mine about Covid’s impact on rent, the conversation led to a podcast recommendation about Covid impact on multifamily investing.

You can read all the books and listen to all the podcasts and attend all the webinars you want (all good things as supplements for sure and 100 percent necessary), but you will remain stuck until you make in-person investor-to-investor relationships and find out who they use for what and how they do their business.

You are correct; I did not calculate the opportunity cost of making zero percent on the equity.

This puts the city 4 tenths shy of the 1 percent rule which doesn't necessarily seem like a good trade off even if it has hills and lakes. 

I also don't think most people are ready to travel fifty miles to a grocery store or doctors office on the regular. 

Like a 90 percent is Where are you put 10% down on the purchase and 10% down on the fix up costs and let’s say the fix up costs are $40,000 and you end up only spending $20,000.Yet it is all one loan.

Navy FCU has some good loan options for investment properties  as long as you have %20 percent down As far as retirement ? 

Single-family home sales fell 19.1 percent year-over-year, with 6,199 units sold, ending nine consecutive months of positive sales;The Days on Market (DOM) figure for single-family homes was unchanged at 58 days;Total property sales dropped 21.6 percent, with 7,192 units sold;Total dollar volume dove 20.4 percent to $2.14 billion;The single-family home median price rose 2.4 percent to $251,000, reaching an April high;The single-family home average price was flat at $310,331;Single-family homes months of inventory was at a 3.6-months supply, down from 3.9 months last April but above the national inventory level of 3.4 months;Townhome/condominium sales plunged 37.5 percent, with the average price up 11.9 percent to $227,577 and the median price up 12.2 percent to $181,750;Lease properties staged a negative performance, as single-family home rentals fell 4.1 percent with the average rent down 1.7 percent to $1,765; Volume of townhome/condominium leases fell 9.5 percent with the average rent down 1.2 percent to $1,565.Source - HAR