I have never done one of these myself so if anyone has a standard contract of this nature please send it to me.

And make sure to account for the following expenses (if it applies):1) Mortgage2) Mortgage insurance (PMI or MIP) or FHA Risk base3) Property Taxes4) City Taxes5) HOA (Home Owner’s Association) Dues and Fees and Assessments6) Insurance   a) Property Hazard Insurance   b) Flood Insurance   c) Earthquake Insurance   d) Umbrella Insurance7) Vacancy Rate (usually 8% - the equivalent to one month a year, or 5-6% if multifamily and/or if experienced, if not use 8%)8) Utilities (you’ll have these if your tenant is not covering them and/or during vacancy)   a) Water § Sewer § Garbage   b) Electricity   c) Natural Gas   d) Propane9) General Maintenance (usually 5%)   a) Upkeep § Landscaping   b) Snow removal   c) Repairs   d) New Appliances10) Capital Expenditures (usually 5%, higher is the property is old and obsolete, less if fully rehabbed and all mechanicals and roof are new)11) Property Management (8%, even if you self manage, your time still has value and there might be a time when you'll want to be completely hands off or you'll not be able to do it, vacation, retirement, etc.), including...  

Such is the nature of the cycle.I contend that today, more so than at any time in the past 8 years, what really is most important is the quality of the market, sub-market, and the deal. 

The “one property exclusion” where seller finances only ONE property in any 12 month period, and:(a) The seller owns the property and is a natural person, a trust or an estate; and(b) The seller did not construct or act as the contractor for the construction of a residence on the property in theordinary course of business; and(c) The financing does not result in negative amortization; and(d) The financing has a fixed rate or an adjustable rate that does not adjust for the first 5 years and is subject toreasonable annual and lifetime rate adjustment limits.OR2.

I just looks so dark, like there isn't enough natural lighting.

The economy is mostly Driven by oil And natural gas.

Hi David,There are many ways to invest and lots of different views so its only natural to read all these contradicting viewpoints. 

Naturally, I feel in love with real estate as the asset of choice to invest my money and generate income.

A wealth manager friend of mine has always said that the most savvy investors tend to make the best returns when they're going against the grain, against human nature. 

For me, I was informed about it by a local investor that I have a friendly competitive (nothing serious) nature with.