Here is how it would break down, using previous numbers when the market was great and compare it to current market conditions:Previous Market:$250k purchase price$1,800 Mortgage$1,900 Rent$100 net without ANY OTHER EXPENSES (recommendation is 50% of rents go towards expenses)If we use legit numbers, I would be lucky to only lose $700 a month but most likely would lose more, especially with a property managerCurrent Market:$450k current ARV$1,460 mortgage (this is with a $240k mortgage payment - that's almost 50% of ARV)$2,100 rent$640 net with no other expensesUsing 50% rule, I would lose close to $300 per month + whatever property management would costIf you do all of the management yourself and handle all repairs yourself, you can make a small profit.  

We are doing our due diligence in advance before contacting our buyers and making sure they are legit deals and having proper people look at them, but we have 2 or 3 on the line.  

@Sage BalakrishnanThe room specs will be a little different depending on your local building codes, but I can tell you from personal experience that you should read up on the code for what makes a legit room before you do anything else.  

Our Roles I am working on my PA salespersons license for the sole purpose of gaining legit access to the MLS.

Still not much better now Stephen, the casino was supposed to help but hasnt done much besides help itself, commercial and residential throughout that area are still boarded up.

I figured under $30,000 were related party transactions and not legit deals.

Even with this in mind, 19% cap rate is LEGIT.

Well, I know that I worked Doug Fath's student housing program with great intensity because it sounded legit.

But you're more likely to turn $60K into $100K in the casinos than by buying a single house.

Include a legit POF.