(I knew going in one friend was not going to contribute anything but capital then ride our coat tails for the investment payoff, however went ahead and did the deal knowing I wouldnt have it without including him {he was the connection to the person we redeemed the property from} - we are still friends - I've just laid down the law if he invests with me again - he's putting in majority of the capital and we will talk about equity splits - he wants to invest with me again and agrees to changing the setup)Bought the house for $60k - invested appx $40k including holding costs - taxes, ins, utilities permits etc, (purchased August 2014 - finished rehab beg March 2015 - tenants moved in May 1 2015 - rented for $1495/mo.  

I had a property under contract to flip during the month of March, and thought it was going to work out great. 

Our current model is to buy low price band assets and rehab / sell with owner financing.  

Say I purchased a duplex with an FHA on March 1 of 2017.  

Consider the following "Band of Investment" approach to Cap Rate development:debt rate X LTV  =  y+equity yield x equity to value = zY+Z =cap rate needed to meet investment returns.Example:        5%loan  X 80%ltv = .04                       12%yield x 20% equity = .024                       Indicated cap rate = .064 or 6.4%As you can see, depending on the debt structure we could both by at the same cap rate but that would not mean we would have the same coc return.

An active member since March of 2012, it continues to be an outstanding experience. 

Thank you @Edward B. and @Russell Brazil.

I just started tracking my counter offers on a spreadsheet as of March 04.

I just purchased my first investment property at the beginning of March.

Total process took me from March 8th, when I served the pay or quit, until April 18th when we finally got them out with the Sheriff.