In practice I would have done better than this because I take money out when the opportunity allows for doing so without much negative consequence (I never refinance into a significantly higher interest rate). 

In exchange for that possible high return, you take the chance of a low or negative return.   

This will negatively impact your ability to qualify for any kind of reasonable house payment.Secondly, if by some chance you do qualify for a mortgage, you've now got not only a mortgage payment to make and current life expenses to pay, you've also got several months (years?)

A lot of hard money guys put things that can negatively effect you in the contract.

You look at the opportunities and not the NEGATIVITY.

I’m negative 15k equity but in for very small amount of arrearages.

tax 2367.5ins 1200lawn 504property management 10% 1000repairs and maint            10% 1000capex                      5% 500vacancies              5% 500sewer water garbage       1300principal and interest   2892TOTAL = 11163.5If the property management group takes 1st month rent then for the year the house will make 11k which makes this even cash flow negative.

Negative cash flow.

SO is everything else in life word pursuing.You know why wholesaling has this bad negative image?

I will tell you Huntsville is tough right now, as the cost per square foot has crossed into ridiculous territory in most of the city area;  there are limited opportunities in C/D class properties and locations;  but a B/C property in an A/B and even some C areas are in negative cash flow territory right now due to the asking price.