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.

I want to build my life around real estate even if I'm 2 years shy of even taking the sales person test in my state.

Do you actually have to take a new class, or can you purchase some used materials from the a past class, and take the test?

I would rate the neighborhood as B- Most of the people that live there are older 55+Regarding inspections, I have not had it inspected yet but I am actually training to be an inspector and I tested all outlets and plumbing and foundation stuff.

I'm an attorney in Denver, and I just passed the broker's test, so I will be getting my license in the next month or so.

It is more a personal decision.In any case, I highly recommend having as much or more education required to pass the test to get a license.Part of your research and soul searching should include understanding the laws in your state.

I wanted to test the waters and find out if there would be anyone interested in participating.

Understanding that the market interest rate will not be known, for this example I'm going to assume investment property 30 fixed interest loan will increase 2% from 5% currently to 7% to test the numbers.

Look into a course for Realtors, you don't need to take the test or become one, but it's an option.