Hey one question I didn't see anyone mention, how are the investors closing costs so low?

A quick thing to do is put the address in Trulia and look at the crime heat map there.

Normally when they don't counter, my offer is too low - per my agent.

@Angello CampbellCap rate is really low. 

I'll use an example with similar numbers because I want to truly understand the reasoning here:On the high end, the interest rate would sit around 5.75%, at the cost of -.125 points (ultimately resulting in a lender credit of $164) and a P&I of $766 per month ... on the low end, the interest rate would be 5.375% at the cost of 1 point (around $1300) with P&I of $735 per month.Given that info, this is to say that if I planned on holding onto this property more than 42 months (that's $766-$735= $31 per month... then $1300/$31=41.94 months), then it would make financial sense to pay down the percentage rate up front at 1 point because beyond 42 months, I'd be saving money every month...

Low LTV, 60 - 70%.

Easy to find suited properties, low vacancy, good rental rates and a decent sized population.Jason D.

I try to deduct as much as possible as soon as possible, which means capitalizing as little as possible.My tax basis is so low, its almost unbelievable.

@Darryl JacksonHow much you need can depend on many factors , the purchase price of the home , the rehab costs etc.Also if you are going to pay all cash or leverage ( hard money or private money loans etc ) If you don’t own your own home I’d suggest doing a live in flip or house hack as you can take advantage of low money down loans like an FHA loan for 3.5%Many people have used this as a way to start out and gain equity that they then use for other deals .It’s possible to do deals without your own money if you do a joint venture type deal but could be hard to find someone to partner without experience, might have to give up more than half the profit but still better than no deal .

Both were in hot markets. 600k I sold for low to get rid of very quick.