There are single family homes, 5bed/3baths in the area that sold for 1.65mill in December.

I am primarily looking for single family homes to flip and sell.

So even if your numbers for all the calculations were GREAT for year ONE, by the time Year 10 came, you would have lost a lot of money.This is the BIG problem I have with these single year calculations like Cash on Cash Return.

No one can predict the future, but if you'd like I can send you a market update of how Neptune real estate is performing YTD compared to other nearby towns.If you do decide to pursue Neptune, my office just listed 3 properties there (one single family, 2 multi family) all at 60-65% of assessed value and for $175,000 and less. 

Depending on your investment threshold, calculate a high single digit or double digit Cash on Cash return.

If you have a single member LLC, you can open a new LLC in PA for the cost of domestication.

I signed a ton of documents telling me about this when I did my loans back in nov/dec and every single email from title company had it in their signature as a warning.Also, it's absurdly easy to fake an email and make it look exactly how you need it to.

I purchased 7 single family rentals when the housing market went south in 2009- 2010.  

It sounds like this is a single family house so although it meets the 1% rule, cash flow will most likely be 0 or negative. 

I'm interested in purchasing single family or small multifamily properties in established or up and coming neighborhoods.