But if they don't pay their rent, I can't pay my mortgage, pay my property taxes, pay my insurance, pay my managers, my workers, etc. 

Just to throw out a property for example:100k Purchase price10k in repairs130k ARV1300/month rent1313/yr taxes550/yr flood insurance est800/yr insurance est10% management fee...

I was a little surprised how much the operating costs really are when I try and project what I'll need in 10 years to not have to pay out of pocket for big expenses plus the basic outflow (lawn, lic fees, termite inspections, insurance, taxes...)Here's my question, the property nets 1500 per month after I pull everything out.

Without the contract being released, then title insurance wont be issued for the property if a title attorney is aware of the unreleased contract.

.$150mo @ $7k, $55mo @ $2k, $27mo @ $1k, $35mo @ $3k, $40mo @ $4k,$25mo @ $1k, $47mo @ $1k, $67mo @ $2k, $25mo @ $1k, $25mo @ $1k, $45mo @ $1k, $80mo @ $4k, $25mo @ $1k, $80mo @ $2k, $102 @ $4k, $110mo @ $4k, $90mo @ $2k.Loans - $470mo @ $10k, $591mo @ $15k, $270mo @$3k, $650mo @$30K (not in my name), Kid’s School -$900 monthSchool Loans - $785 monthCell phones - $200 monthPersonal loan to Dad - $1,000 month, $28k left.Cars - $730 @ $31k, $330 @ $17kCar insurance - $150 monthCable/Internet/Gas/Electric/Water - $500 monthINCOME = $7,300 monthBoth at 600 credit scores.We spend $10,300 per month above,we have FT jobs and drive Lyft make bring in $7,300 month.

., including private mortgage insurance payments in addition to the regular monthly principal/interest payment) and that you consider all the up-front costs.

You’ll want to contact a tax advisor and a firm and bank who is experienced in setting this up.

You have many ways to get a loan but the most common ways are the following:FHA:This allows you to put the least amount of money down - 3.5%, however, you have to pay Mortgage Insurance, which can be a little pricey, that combined with the higher loan amount because you are only putting 3.5% will increase your monthly mortgage payment. 

So factor in your tax, your insurance, your capex, your vacancy rate, your HOA if any and see if it makes sense to buy it @ 119k.

A little about me I’m an architect and general contractor and own a very small design/build firm.