There is also a back end DTI is 45% minus any debts (car, student loan, ect) so that would be $1,875 a month.

But nevertheless, junk fees are annoying.Title companies offer packages with title & escrow combined at very reasonable rates, and they include everything except things like notary and recording ... no junk fees.

Then there is the Financial Bridge Investment group (FBI) the Note Securities Academy (NSA) the Home Loan Servicers association, or the (HLS) then there is Dividends on Debt Managed Instruments (DoD MI).Anyway, let me know when these wealth operators get out of school.Sounds like you're starting off, read the forums, begin in RE with the basics, not guru stuff, try a real school and stay away from boot camps, IMO Good luck :)

We should get $650/month on this property. 100 T&I + 150 for repairs(set back if not spent) leaves $400/month for debt service.

Is that cash flow after debt service or before?

For Vacancy)= 12672- 2399(taxes)- 420(garbage)- 420(sewage)- 600(insurance) 1500(Maintenance & Repairs) = 7333NOI= $7333.00Cash Flow= NOI(7333) - Debt Services(3828)AM15yrs=3504Yearly ROI= 14.6% (9000down+15000rehab)/3504(cashflow) Factored rehab cost into ROI to get a true number.

Less Red Light and Speed Cameras, parking tends to be FREE. etc.As to areas, I would just suggest you use the MLS access that you have, run numbers on properties based on rent, and the usual expenses of Taxes, Insurance, Debt coverage, etc.Then once an area comes over as decent, check into if Landlords must "register" this is a new trend that provides a landlord with no discernible benefit but to simply pay a yearly fee to the municipality so they can line their coffers more.

This group buys under performing and non performing debt across the country.

Combined with the loan origination fees and everything else, I was looking at a 10K offer.

You are an example to others of what goal setting and action combined can achieve.I guess the only thing that would make me very nervous is having HML's on buy and holds.