Why would I invest in deals with a 4-6% ROI that will cash flow a couple hundred a month (if I’m lucky) and go through the trouble/risk of property ownership when I can get similar returns from other completely passive investments with practically 0 risk?

@Verna MedlinGo to a lawyer as if you are not on the contract but on the deed it is an invalid contract - BUT if you are accepting payments then they have a claim against both of youYour attorney will probably say return all the $ collected if you want out of the deal or clean up the paperwork and make it a legit deal.

I can definitely tell you there's still a lot of positive cash flowing and 1% rule deals and you get amazing appreciation.

I am looking to increase my cash flow to support my family and wanted to learn more about real estate investing.

If you want the long-term play for cash flow, then keep it, but likely, at that price point, it sounds like a flip to me.

We typically buy off market, but I know the networking is one of the best ways to access off market deal flow through brokers. 

I reap the cash flows on those.

What can we realistically expect from a builder in terms of closing cost assistance and/or rate buy-down I would never buy a new build at full price and count on zero cash flow. there was a guy who bought one and it doesn't cash flow and he's counting on appreciation. you should at least look at multifamily and in addition look at building your own.

Would you buy a smaller house that will bring a negative cash flow so you could eventually depart with the bad rental?

Not only that, but an all debt deal is just a terrible idea for a first timer as it won’t cash flow with today’s rates and the first unexpected expense slams you into begging mode.Save, save, save.