hello BP I'm new to real estate investing and very excited to get started. ive been analyzing properties use bp and another calculator, but I'm not sure if I'm not using the right number or the deals I'm looking at suck. most of the deals are negative cash flow year but then they are good in year 2. so Ill give you the run down. the neighborhood in a nice working class neighborhood. a mix of single family homes and muli fams. 3/2 are running about 220-270 depending on how nice they are. so I'm looking at properties that need some cosmetic work in the range of 20-50 rehab. so the ideal situation buy a distressed property for 75-95 cash put about 20-50 in the rehab and rent it for between 2000-2200 hopefully more but that looks like the comps. when running my refi I'm use 70% of the arv. the number I run the at expenses are  the 10% management 25% for repairs and maintenance taxes are between 5300 - 6600, 1500 for insurance, and of course the mortgage. not sure if these are to high or what maybe you guys could give some insight thanks in advanca 

That would leave net cash flow of $30,000.Ideally, the seller would agree to another 5-year note when the original note matures. 

I deal with over 800 of these things & I would hope there isn't anyone out there that thinks a rental property being sold & or managed by a turnkey provider is not going to be subject to the same risks of the business as any other rental property.The only difference is that with a turnkey company & or property management company you aren't cleaning up that mess yourself.

It's probably not an ideal time to find tenants, but I think we are also in a position to hold off until Feb. 1 if needed. 

Ideally I would have 1 flip under my belt before end of Summer. 

@April MolinaWhile having the tenants pay all utilities are always ideal, keep in mind that it also depends on the areas. 

You do want to check if you can use the system in your state, I've heard people say the RUBS system does not apply to all states, I did not bother to research which as I invest only in one state at the moment and that was what I focused on.Asset protection:  Yes ideally to get full asset protection you would need to transfer the property to the LLC, but be careful with that as you could trigger the due on sale clause. 

If you have a large sum of cash at your disposal, a great career that you already love, and are just looking to supplement your retirement income, or leave something to pass on to your children then low income housing is not for you and NNN is probably the ideal product. 

If you've got good credit (680+ FICO), a seasoned rental property (24 month rent rolls), and equity, the terms from a traditional commercial lender would be ideal. 

Ideally, but being local isn't a requirement.