I wonder if the offer that I am going to list down for a brand-new house is rational and can be applied:- I will pay the down-payment.- The company will take care of the house and the tenant; however, I will get my monthly loan directly from the company regardless of the vacancy.- The company will take the cashflow ( or the buyer will only get a small amount such as $50 )-  The company will take care of the repairs.- The agreement will not be able to get broken by the company until the amortization ends.- The company will be a 3% shareholder of the house… for a possible sale.I wonder if this would be an option for someone like me who does not want to take risk for his first property. 

@Andrew Low in addition to what everyone already said, the concept of OPM is more so to use as little of yours as possible.

@Jason Kenney the concept of "cash-on-cash" returns is basically "How much money do I get from investing a certain amount of money".So in your example above, your "cash-on-cash" return is infinity.  

The crawl space was not really properly constructed in that was build with some basement concepts and come crawl space concepts. e.g. the insulation was in the joists with facing down - yet the mechanicals below that and with the opening to the basement, it is a "semi heated space" - which is good because the water lines are not insulated.

We own 3 with adjustable int loans (very low debt to equity rations on all 3) from a local/regional bank that will not do cash out refis.

Plus the fact you were able to expand that concept means you must’ve been on to something! 

I would love to be proof of this concept.

I haven't completed a 1031 in the past and don't really have much concept of cost.

There are lenders/brokers all across this forum that are familiar with the concept, but the product/program they actually offer could have some minor differences between each other that make a big impact on you and your scenario (loan level pricing adjustments like experience, LTV, & FICO requirements, etc).  

I like to find bargains and "out of the box" deals but in my mind, the concept of buying the cheapest home in the nicest neighborhood still makes a lot of sense.