This excludes a large number of buyers at that price point.Finally, if you've rehabbed this property and owned it less than 180 days, your FHA buyers will have to get two appraisals, or one and a desk review, that give it value.Your best bet, given the info, is to pull the property and re-list in a few months.

Notes - performing and non-performing! 

Servicing is a component of every mortgage transaction that must be performed. 

There is about a two year school of hard knocks to go through as well starting out so be prepared for some scammers to take your potential profits for awhile until you figure out how to do it right.Maybe you would be more happy with a 12% return as a performing note holder rather than a lender yourself.  

I have started to pay mortgage fees, title loan, and even had a home inspection performed.  

-Has been in the business for 10+ years and is a top-performing agent in my target market (Grand Rapids, MI).

Move-in ready.Asking price: $99,999Best and final offer: $85,000Financing: 20-25% downTaxes: $2,627Conservative rent: $1,000/monthRepairs budget: 5%Insurance: $45/month (est.)Property Mgmt: N/A (self-performed)Based on these assumptions I am coming up with a little over 19% Cash-on-cash returns each month.Apologies if I left anything out.  

@Jasmine Cotes , I still think your best bet is reaching out to mortgage brokers and spent some time loan shopping -- it's a great way to learn too. 

Small banks are probably your best bet, but even they have stringent down payment requirements. 

First, you can't contract to do something you're not allowed to perform, if you can't own you can't contract to buy or to facilitate ownership.