The other way to rationalize 100x rent or valuation less 8% (cost of sale) less an additional say x% (so as not to pay market price) is to look at other industries: if you buy a long term retirement plan and you choose to exit before the "break even" year (usually around the 8th), you pay a penalty.

The cashflow numbers here are not great, most properties do not break 1%.

So whenever anyone tries to say how it's "easy money" flipping foreclosures this is the example I break out.

Safety hazards will have a set amount of time the owner has to repair and if they don't you should be able to break the lease and sue them for damages (usually 3x the deposit).

Anyways I want to break down what I am doing for you guys to (nicely please) pick apart what I am doing and how I could improve and actually make money in this biz.So for marketing, what I do is post in facebook groups, I virtual wholesale, I market and have trustworthy JV partners in Louisville, KY, and Lincoln/Omaha, NE.

so break even deal.

Any details (without breaking confidentiality, obviously) would make it much easier for people to provide advice.

Thank you for breaking that down for me. 

Need for Covid to break first though I would imagine.

One way of knowing if you can make good money is to know if your state requires a occupational license like Realtors, Electrician, Etc... otherwise any body can claim to be an inspector.