loleven tried liquidating my $16k work tractor to get funds to refi.i already maxed my credit card on rehabs. self employed but net tax revenues are avg of $2500 month for last 2 yrs. but with 2 moves,  in last 6 months, and focus onto real estate less coming in. 

If I refinance as a owner occupy they will give me 85 in most cases 100% of the appraised value added low APR.

I think it was about $3.20/ft from Lowes.

My husband’s employer moved us right about at the one year mark of owning it, 163 miles away.

Buy when prices are high....just buy a lot more when prices are low. 

@Marc Izquierdo - I do a lot of investing and PMing in low income neighborhoods and I will tell you that just being in a low income neighborhood will result in tenants that are hard on buildings, irregardless of how the rent gets paid.  

For rentals, although the risk of getting FC'd is low, you should always have an exit strategy to prevent a loss.

Hi @Sam Hanaa, yes, that is correct, but many are absolute disasters (ie, can't be cost-effectively brought back up to snuff), or they are being advertised at a low price with an offer presentation date.I agree that there some more opportunities than a year or two ago!

Fishtown is a cool little town with rents in the high $1k to low $2k.

I'm not as experienced as most here but to me your expenses look too low, 3% vacancy and 1% CapEx especially.