Most houses that old are going to need repairs.

ReHab - $4000 Needed nothing serious but a window was smashed, needed some flooring fixed, wall repaired, a significant amount of cleaning. 

Jim, When you say you contact FSBO's is that with email, text or direct phone call. 

I hope you're buying at a discount to allow for the the unknown repairs.  

Initially, I thought of the $2k "profit" a month being cut down to $1k a month with water bills and various repairs here and there.

From there get off the phone.

I also think this got me prioritized when bringing up repair issues.

., combined pool for downpayment, rehab, professional services, etc.).On that note, I'd assumed I would use leverage and have estimated 25% down, but I'm open to interesting cash plays.I 100% insist on using property management, and all of my planning includes that cost.Ideally I'd like to hit ~8+% cash-on-cash return after all is said and done (taxes, payments, repairs, insurance, PM fees, capex, professional services, estimated cost of vacancy and turnover, etc.).

That means I might have to be up at 3am to for a 6am phone call to EST.

Pros+ I like how you have 10% for CapEx, Management, Repairs.