An occupied store front in a small town will factor into your current NOI, but if they go vacant in less than a year, you could be looking at a couple years of vacancy in a small town.And lastly, with limited appreciation potential, a 6 cap sounds low.  

A good poly finish will last  years 

I've lived in the PNW for 25 years, but I'm hoping to start building a rental portfolio in my hometown of Lexington, KY.

Also know that if you hold your property for less than a year, it's regular income taxes on your profits.  

I heard that short term loophole is a one time benefit that you get the year you start service.

I've bought foreclosure for over 30 years and "cash for keys" and evictions are the only way I've found, if the previous owners are still in the property after the auction.Buying before the auction is far more successful and the people leave before the deal is completed.

I've looked into house hacking and then moving out in 2 years but that option isn't changing anything. if someone wants to walk me through using the BP calculator and possible show where I'm over compensation on expenses.

Any help is greatly appreciated, and I am also not looking to outsource to anyone, so thanks for wanting to inquire, but please provide some help alone if you have any**Also side note there is not even comps for long term rentals in the area either, I am a realtor and have never seen something like this, I even went years back to see. 

Basically.....You invest the $50k-$60k up front for a single-family build or $100k for a duplex build.BTR company creates an entity together to own the asset.BTR company secures lending and builds out the asset over the next 6 months.Once it’s complete, BTR company refinance out and you get your $50k back + 16% at that point (or $100k + 16%)You retain 30% equity in the asset going forward (and therefore 30% of the cash flow or profit upon selling)Exit: 6-7 years once BTR company packages it and sells it to 4.5 Cap rate to Wallstreet. 

My RE made enough that I could have quit 4 or 5 years earlier but I wanted that pension, liked my job and wanted to have so much income that I couldn't possibly outlive it.