All I'm paying for is what comes out of pocket...the DP.Here's how I did one:  Seller financed1-  AP = $100k, with 20% DP...I paid $108k w/ 10% DP2 - Cash Flow with Mortgage from $108k buy = $750/month3 - My Down Payment was $10,800 instead of $20k, so I paid almost $10k less for the property....yes, I paid almost $10k less. 

They gave 30 days notice (actually 37), they agree to let me market the home during their final 30 days tenancy, they paid a termination fee equal to two months rent, and they remain responsible for rent and utilities until their termination date.If they leave and it still takes 60 days to find a new tenant, I've lost almost nothing.If they leave and I place a tenant right away, I made an extra two months of rent.I actually make more money on the vast majority of early terminations.

Why can't they get approved on the same day they're PRE-approved?

I paid for an inspection but was out of state so I was unable to be present for the inspection.

There are a lot of pre-foreclosures in Las Vegas could you wholesale them? 

Unless you are already pre-approved and locked in at this rate, I would maybe run the figures again with a higher PITI.On the other side of the coin, your repairs, capex, and PM seem a bit high.

Raised the rent on all 4 to mkt rents & the one who was always late paid the extra $100/month & immediately started to pay on-time.

By the time you have to, your tenant has paid off your mortgage and you own the house free and clear.

I paid cash for the house (approximately $15,000) and then took out a loan from my bank for $20,000.

After bills paid, I typically have around $300 to $400 left to spread out for savings monthly.