I obviously don't want something with negative cashflow, but since I won't need the cash to live off of, I'm not as concerend with this number as I am the other two, as long as it's positive. 

If the total cost of your project is $400k, then the down payment on a construction loan should be 25% = $100k.

total newbie here.

Listing Price:$ 99,990Down Payment: 20% ($19,980) Closing cost: $5,100Loan balance: $79,920 @ 5% for 30 year termEXPENSES (Monthly):Principal & Interest: $ 429Vacancy $40Water/Sewage: $0Taxes $212Insurance $76.50Utilities: $0Management $144Maintenance $24Trash $0CAPEX $172.80TOTAL : $1,098INCOME (Monthly):Rent 1 bed 1 bath $800 (occupied on 1 year Lease)Rent 1 bed 1 bath $800 (occupied section 8 for past 10 years)TOTAL: $1,600I plan to offer about $87K to sweeten up my cash flow, considering they have already dropped the price before and seller is motivated due to acquiring this property from a deceased family member.

I am "out of pocket" $5,000 total.

Hey all,How do you deal with tenants that obviously are breaking the contract but you can't prove it?   

Long story short, I was able to convince my original installer that I deserved a new coil and free installation because this was obviously a manufacturer's error (Lennox lost the suit) and I as a customer should not have to bear the cost of their mistake.

Could also do 3-yr ARM mortgage at 6.1%Obviously, I can sell also choose to sell the property and collect $30k+ or refinance.

So, typically on a $200,000 property, I spend about $25,000 to control it, I get $25,000 back out immediately from the Tenant Buyer, I have a spread of $6,000 to $8,400 for each year, so a note that pays off in one year totals $31,000 plus or minus and a ten year total is $109,000 plus or minus.

So my total is around $4400 compared to your $9K and my property costs twice as much.Some differences on mine:- No inspection fee which is $650 of your cost (I waived inspection to make my offer more appealing)- No origination fee and yours is $437 (my rate is no points, 5.25% for investment, 30YR)- No recording fees or transfer taxes, which is over $3000 for you- My underwriting fee is $450 and yours is $711- My document prep fee is $120 and looks like your processing fee is $534- Title insurance for me is $444 and yours is over $900- I don't pay any realtor fees as the buyer, you are paying $300It looks like you are paying the "I am new so you can screw me tax".