My initial investment was about $22K and my cash flow is $378/month (down from $406 for the first 2 years because of a property tax increase), but COC is still a healthy 20.6%. 

I encourage like-minded individuals in the Greater Philadelphia Area to connect with me as it is always great to build a strong community relationship, and being a meticulous systems guy, I am confident that I can reciprocate the goodwill in adding value to anyone's network.To wrap things up, after lurking in the forum shadows and listening to all the Podcasts, I look forward to interacting with each and everyone one of you here on the forums regardless of location, and wish everyone a healthy and thriving future in real estate!

@Bryan Blankenship get their skin in the game.

It's just that in this highly competitive market, sellers are taking offers with whoever has the most skin in the game.

If you have healthy reserves, and the $1500 difference is chicken feed, then *most of the time* it pays to be self-insured as much as possible.

Their reasoning is the same as a bank... they want to see that you have skin in the game.

If you had a 400 credit score and are relying on a bank loan to refinance, the HML does understand that you won't be able to get out of their loan via that route... alternatively, if you have a 750 credit score and healthy assets, refinancing shouldn't really be a tough sell.

I believe being an agent full time at first will give me some skin in the game initially and help to meet the players.

You will get allot of naysayers but it helps thicken the skin and worth it if you find one good person.The advise that @Eric Gardiner and @Jody Schnurrenberger give about working in the industry is excellent.

We have a really cool market down here: a hodgepodge of college town, retirement community, a major military base and AirBnB-friendly tourist town with world class golfing and cycling, all with a healthy infusion of Mexican culture.