as Curt points out.. really any property you buy no matter were or what.. will cost you money to sell if you decide you want out within a short period of time.unless the market goes up more than the 8% that is the usual sales cost when you factor in commish .. and other closing costs.and in most cash flow markets 8% appreciation can take 4 to 10 years if ever. 

ARV is 142,000Actual Rehab needed: 16,500Buying Selling Holding Costs/Fees: $12,000Realistic Purchase Price: $99,000Profit: $14,500I guess the market is lacking inventory so actual home-buyers are coming in and offering $130,000 and thinking they will fix it up themselves for $8-12k over a year or so and just live in it...

If you try to cut the agent's throat on the fee bad news travel in a hurry, and no one will work with you.

He walked us through the numbers on the expense factors and the cap rates he’d experienced.

Obviously I'm leaving out closing costs and lending fees, but you see the point and the power of it right?

I don't see a property management fee - are you guys managing these yourselves?

Are there other items I should be thinking about that aren't common in residential but are a factor for this deal?

I read in Money Magazine that one of the biggest mistakes investors make it paying the typical fees to investment brokers, so I am looking to get out of that but don't want to lose my tail either.

Some banks require 6 months and a few require only 30 days but these are far and few between and your going to pay for that with higher fees.

Most are happy to attract anyone who has the membership or meeting fee and might either bring them deals on day or be a source of cash for other member's deals.