I am fine with that.Other areas are better cash flow, but rents do not rise a lot and little appreciation.

I’d be getting a better interest rate than market and the purchase price difference is negligible so I would actually cash flow more in the bond for deed scenario.

@Greg Heden here's a funny story along your question.Seattle investor came to City of Detroit and his plan was to over-improve Class C rentals to get the "best" tenants that would appreciate the higher quality of home, pay above market for it, take better care if it, stay longer to reduce turnover costs and avoid rent nonpayment issues.After 2 years of trying to do this on his own, reality won and he hired us (we initially spoke with before he started and warned we didn't think it would work). 

@Mindy Jensen I'm so happy you guys are constantly making this sit better and better.

This means you need a better solution.

Which provides better cash flow?

What would be a fair commission, would a fixed rate be better?

Some years are better than others as you can all relate to.

Once you start talking to more people in the niche, you'll get a better idea of the process and whether or not you want to pursue buying in this niche. 

Welcome 1-,Get a great Realtor. 2-Get a great contractor 3-Get a down payment for a property. 4-Work on getting your credit score better.