Welcome to BP Nation James, learning about property management and operating costs will go a long way in your buy and hold career.

GP manages and assumes 100% liability while LP(s) only risk initial capitol and are not involved in day-to-day operation.

While your imediate area may be tought to cash flow, I bet within an hours drive there are neighbrhoods that will make great rentals.

Your best bet will be smaller local banks.

In that event, you will take a lesser role, but you will learn what it takes and get your feet wet across many different ideas within the realm of owning and operating commercial property.

I worked with my agent (who was also a PM and friend of mine) and determined that I could get rent that could cover the mortgage and the operating expenses, reserves, vacancy, etc with a little cash flow.

The mortgage can stay in your natural name while you title the property and operations of business into the name of your LLC.

Can I get an operating expense report front he owner?

To summarize the call report (run using 9 months of 2013):Number of institutions reporting 5937YTD Total Interest Income is 322,614,882,000YTD "Other noninterest income" is 78,975,123,000Based on the numbers, I'd guess that Rent and other income from Real Estate Owned is a significant operational income stream for banks.

What would be my best bet.