Speaking of appreciation, I'm not a fan of factoring that into the purchase equation because it's ultimately all speculation.

The numbers I have seen would not create enough foreclosures/evictions to create enough supply to massively change the equation, plus that process will draw out over time. 

Your numbers for expenses/cash flow based on your parameters really don't fit a reasonable profit equation so I'd make sure you are working with someone to walk through different scenarios.

Take yourself out of the equation. 

thanks for the comments bryan...my blog isn't necessarily only about small local banks, but i think tha's an imporant part of the equation for a newbie, so that's where i started..thanks again.

You, since you don't have money, provide the "time" part of the equation. 

This scenario is amplified when you have one customer for that one property since your one tenant equates to 100% of your customers. 

I feel really bad for you big pocketors , this equates to rich people problems.

As far as cash flow is concerned, that is a mathematical equation that can be easily manipulated.  

Now, we're being told that natural disasters should be included in the equation somehow, which is ABSOLUTELY RIDICULOUS!