Also hard money usually reimburses for the rehab after you pay for it, so you’ll need money for that as well as reserves and to make the interest payments.

You can pay him at the closing, usually with certified funds if you do not have a previous relationship with him, or you can simply purchase his agreement prior to closing and you are the party executing.  

I made extra payments early in the loan and I am now scheduled to have this paid off in the junior year of my oldest child. 

This has slowed up the process a tad, but we are starting off slow and steady, and not putting any extra stress/risk on our business.  

Sending out large postcards  usually work best with hand writing.I just turned 60 years old and I have plenty to say and I have been learning on BP for about a year full time while I medically recover and this is.

Okay so, 10 years to break even if you drop an extra $10k, or potentially sell it now (if anyone would want to buy it) for a -$15k net lose.

I believe in rentals to let the tenants make your payment for you.You would tend to have less vacancy in SFH but a vacancy usually hurts your budget.  

Make sure you have cash flow, $200 a month is usually what is needed to break even over time (in my area), roofs, ac, and other big ticket items only need replaced every 15-20 years, but you need to build a cusion for it.

Sam Heck I usually budget ~100/mo, so you aren't that far off.

If you are using hard money you need to budget for the points and fees as well as traditional third party closing fees.Repairs: The money it is going to take you to rehab the property plus an extra 10% of estimated repair costs to account for unexpected repairs.Holdings Costs: Here is where a lot of investors get tripped up.