The general rule is that the more passive the investment, the lower the return.

@Nate MorrisIt would make sense that the deal may need to be included in a separate sale.Generally when purchasing property, you want to weight more of the value into items with lower depreciable lives.

He is going to pay 10% for 6 months so that he can get a lower rate after he pays 3k or 4k in fees AND closing costs and then pay all the fees and closing costs again in 6 months??

This means you must lower your standards even for a C class property.

Organic loss to lease would be any losses in potential rent due to the natural lease up cycle, meaning if rents are growing in the market, then leases dating back 11 months ago would be renting at a lower rate than market but this doesn’t necessarily mean the property has under market rents and a strong opportunity to increase rents.

if you're doing a cash out refi you're looking at 75% LTV so you should be able to pull out $63K if you wait 6 months seasoning and since it's a refi your costs should be much lower.

In the most basic terms, the pros have experience renting out properties and vetting tenants, handling repairs etc. and take all of that off your plate, with the con being that this costs money thus lowering your return. 

Looking for a place in Atlanta where I may be able to purchase brand name new appliances for wholesale prices - or at least at price points lower than the usual big box stores.

I'm looking at lower income multi-family complexes in Birmingham.

They prefer to credit back rather than lower prices to keep the prices stable for appraisals.