Taxable income-wise, the IO loan generates a lot more taxable income because the entire payment is taxable interest income.

In addition, my cracker jack painter gets $20 per hour (and he’s good, and he’s FAST).

You may not have an eviction or vacancy for a year, beu then you could have 2 in the second year, you never know so "pretending" that all the 50% costs actually occured each month by sending them to the reserve account is the wise thing to do.Your next question may be, what if my reserve account grows to 6 months worth of gross rents, should I continue to keep taking the expenses not spent and depositing into the reserve savings account?

The numbers are very important because it takes a lead that would other wise be lost because the MAO is far less than what the seller could finacially afford to bear.

On more marginal deals, obviously it would be wise, appropriate, and necessary to stay within the guideline I suggested.As for which is better, double close or assign (or in the cases where assigning is not possible, using another startegy such as a land trust or entity), there are positives and negatives on each side and each investor must weigh them.For double closings, you have more fees (escrow, title, transfer taxes (where applicable), recording fees, etc, plus you must come to the table with your own cash to close or use transactional funding which then costs you even more.

Rich and Bryan - thank you both for your prompt, honest and wise feedback.

i was wise enough to be able to understand the numbers, and take my emotions (jealousy) out of it.

For a $600k purchase price, you can probably do a lot better income wise..You mentioned yourself 300 days on the market..nobody is jumping at this.

Not a great deal, cash flow wise, but not horrible, and it gets you into a property you can't really afford.

What should you look for in an area (numbers, and facts wise)?