Testing and tuning is important, this is a business.

I have tested FB ads for sellers and if I set my budget for $10 and bid at the suggested amount I will get 8 to 15 clicks to my page.

BP,Anyone from the NJ area have solid, time-tested forms (Lease Agreement, Rental Application etc.)

We're also finding that many of the off market DFW multifamily deals are priced just as high with owners presumably testing the hot market.

Most seminars are an ongoing investment in which they tend to make the majority of "your money".I feel that you get a lot more valuable information from great inter-active sites like BP.Here you find hundreds of investors who are ready and willing to answer all your questions and help guide you to success.And they will not keep digging deeper and deeper into your pockets.Don't just take my word for it ,test it for your self.Ask any real estate question you can think of on a BP forum and see how many helpful responses you receive.

Same as your HVAC guy coming and testing the furnace or the foundation guy coming and measuring the foundation.

But the real test is do all the operating expenses (insurance, taxes, utilities, services {garbage, lawn/snow, etc} plus your maintenance/CapEx and property management allotments fit into 50% of your new gross revenue (scheduled rent minus vacancy).Not everyone includes vacancy in their 50% ... some deduct it from the scheduled rent first .... in the end it means the same.If you already had 27 - 30% of allocations (vacancy, CapEx, PM) factored into your 50%, then the remaining operating expenses can be no more than 20%.

Maybe the clubs in my area are just higher quality than in yours, but I would try another one to test whether your first experience was the norm or an exception for that club.I would also agree with Joshua that it's best to leave the wallet at home.

I'll test your <1% theoryPurchase Price $95,000Down Payment 20% = $19,000Monthly Payment PI @ 4.7% for 30yr = $394Closing costs 3% = $2850Tax + Ins = $1200 + $700 = $1900/yrGross Rent = $11,400/yrManagement 8% = $912/yrMaintenance/Captial Improvements 10% = $1,140/yrVacancy 10% = $1,140/yrNOI = $6308Debt Service = $4728Net Profit = $1580/yrI see your point.

I tested it and tested it and couldnt figure out why it wasnt going through.