Also try advertising, "First month free for qualified tenant." 

But the property is large and could potentially support two houses and is in a prime location.Property 2 - $90,000 won't cash flow right away cause the rent is way under market, once rent comes up would cash flow around 150.00/month but it is probably worth between $125,000 - $165,000.I can't qualify for a typical mortgage loan right now cause I just moved the area and don't have a job yet but I have money and was thinking of just paying cash for them outright.

My tools aren't compliant as advertising, so I can't post it publicly or share it with folks out of state.

Through all this, I have formulated a plan that I am prepared to put into place: - Strategy: single family, buy and hold rental- Location: Surprise, AZ with a focus on 85379 and 85388 and El Mirage - Financing: conventional (75-80% loan)- Management: Property Management companyHere is where I hope to lean on the support of BiggerPockets once again - I am looking to build the strongest team possible, so that when the right deal hits, we can all benefit! 

Some how my advertising caused me to get a great deal in Fort Myers, FL instead of Orlando.

Some act a custodians where you still need their review and approval of deals and others like Broad Financial give you check book control and they are there to support you but not control you.

We both have decent paying jobs but we also have three little kids that we support so we aren't able to save a great deal.

I would be willing to quit either as to I could easily support my self with any of the two.

You should also recognize their business tactics to obtain a contract, often with deception saying such things as "we buy houses" or "I'll buy your house", they never buy as they don't close.So, where you are as a buyer is in a position of dealing with someone who 1. isn't knowledgeable about real estate, 2. they lack business knowledge, 3. if they are aware of license laws and what a straw man deal is, they ignore the law, 4. many do  pick and choose what laws they  will follow, like using bandit signs to advertise. 5. from that, you  never know what they may have said to a seller which can come back on you, like a seller thinking you are their "partner". 6.

Property Purchase Purchase Price $ 215,000.00 $ 215,000.00 Down Payment % 30.00% 30.00% Down Payment $ 64,500.00 $ 64,500.00 Mortgage Amount $ 150,500.00 $ 150,500.00 Mortgage Interest Rate (annual) 3.500% 4.375% Mortgage Amortization Term (years) 15 30 Mortgage Monthly Payment $1,075.90 $751.42     Property Rental Income Annual Vacancy Rate 0.00% 0.00% Monthly Rent - Unit 1 $ 1,700.00 $ 1,700.00 Monthly Rent - Unit 2 $ - $ - Monthly Rent - Unit 3 $ - $ - Gross Monthly Income $ 1,700.00 $ 1,700.00 Potential Annual Income $ 20,400.00 $ 20,400.00 Less: Vacancy $ - $ - Annual Rental Income $ 20,400.00 $ 20,400.00     Annual Operating Expenses Property Taxes $ 1,662.00 $ 1,662.00 HOA Fees $ 2,496.00 $ 2,496.00 Insurance $ 201.00 $ 201.00 Utilities $ - $ - Leasing & Advertising $ - $ - Property Management $ - $ - Repairs $ - $ - Maintenance $ - $ - Accounting & Legal $ - $ - Total Expenses $ 4,359.00 $ 4,359.00 Monthly Mortgage & Expenses $ 1,439.15 $ 1,114.67     Net Operating Income & Cash Flow Summary Annual Rental Income $ 20,400.00 $ 20,400.00 Less: Annual Operating Expenses $ 4,359.00 $ 4,359.00 Net Operating Income $ 16,041.00 $ 16,041.00 Less: Annual Mortgage Payment $ 12,910.78 $ 9,017.09 Net Income / Cash Flow $ 3,130.22 $ 7,023.91 Net Income / Cash Flow (Monthly) $ 260.85 $ 585.33     Less: Depreciation Expense (1/27.5 of cost) $ (7,818.18) $ (7,818.18) Taxable Net Income (Loss) $ (4,687.96) $ (794.27)     Property Metrics & Analysis CAP Rate 7.46% 7.46% Gross Rent Multiplier lower is better 10.54 10.54 Cash on Cash Return (CoC ROI) 4.85% 10.89% Cash Flow Profit Margin 15.34% 34.43% Cashflow / Assets 1.46% 3.27%