The sm is okay for the average person but if you like a more hands on approach with much higher returns real estate is the way to go.

I am highly approachable both online and in person so I welcome you. 

Scenario: ARV: 79,000PP: 55,000 - 240 month term - 2% IR - 5 Year Balloon - Zero DownEntry Fee: 1,500 (Closing cost and commision)Principal & Interest: 278.24 Taxes: 96.75 Insurance: 54.58Monthly PITI: 429.57Current Rent: 800Repairs: 6 %Vacancy: 7%Cap Ex: 6%PM: 0%Thank you to whom ever helps me run these numbers but I just truly am trying to get the Cap R calculation, I'm an analytical person and it's just not adding up on my end!

I'm in the process of fixing our current property management and DIY, we are put of state so my plan is to create a spread sheet with all kinds of vendors to have easily at hand when something goes wrong, like a list of 10 electricians, 10 plumbers, 10 tretrimmer/landscaping companies etc. what do you think of this approach and what vendors is a good idea to put into my spreadsheets?

If the property is approaching 100% occupancy, I would definitely think raising the rates would be a good idea.  

It's how you approach it.

I'd slow down and consider how good these properties really are, get them stable, and then approach the bank.

Some providers take the approach that a furnace or water heater with several years of expected life shouldn't be replaced in the rehab, but that the final product should be priced accordingly.

Hi @Kevin Macartney, if possible approach the seller (or their agent) and pitch an advantageous owner-finance scenario. 

I recommend educating yourself on how to approach it legally just to ensure that you are abiding by all of the SEC guidelines.