Here is a short list of unexpected costs that can reduce CF, or easily eliminate it altogether for years especially if the margins are thin and the property only kicks off a few hundred/mo (all of these are actual issues I've dealt with in the past few years that effected CF):  Annual Backflow Prevention Assembly Tests/Code changes requiring additional backflow prevention devices“Churn”: high vacancy and turnover rate/ tenant drama/ evictions/ turnover expensesBad PMBad tenantsHOA fee increases/special assessments (condo/townhomes especially but also MF/commercial complexes)Trash hauling/property cleanup—ghetto properties are trash magnetsCrimeTheftTenant DeathMileageToolsTenant placement: screening charges, advertising, professional photos, travel, 3D tours, etc.Property tax increase based on sales price you just paidInsurance rate increase based on a claim you made or a high number of claims in the area Trees-- maintaining trees costs more money than many people realizeAnnual Sewer ScopeAttorney feesTravel costsPest Control—We recently had the unexpected pleasure of evicting some bed bugs from a newly acquired 8 unit building.

@Farzan Setayesh, see https://www.sec.gov/fast-answers/answers-rule506ht... for details from SEC.Summary:506b:  The company cannot use general solicitation or advertising to market the securities.The company may sell its securities to an unlimited number of "accredited investors" and up to 35 other purchasers.

Just advertising that they do.

3) When the property is signed over to the investor and the planned updates to the property are completed, are you able to list the property or advertise to your off market buyers? 

Make sure in the future that when you get someone's deposit that they know they only have 24 hours or so to sign the lease.For now email/text so that you have something in writing if you haven't already done so letting them know they have XX time until you start advertising again to find another applicant.I have a couple section 8 properties and really like the program.

Advertising is literally psychology on paper.

So with the market high now, I've idly considered selling it.I started advertising for a new tenant today (just on facebook) and within 30 minutes I had 15 inquiries.

Word of mouth and my little bit of advertising gets me all the business I can stand.Also, make sure your interests are aligned like Sunny said.

You advertise it's available.

What do you include in your advertisement when you market it out?