But then again, maybe you would excel at it.

I made some other assumptions, but I'm seeing mid single digit cash on cash return and not enough cash flow.

With excellent credit why am I being quoted at 6.5% for an investment property, (non owner occupied, 20% down 30 yr mortgage). 

But excellent point on selling and buying back in the same market...I hadn't thought of that; and I definitely have a little more research to do with the exchange rules (another thing I hadn't thought of).  

I know BP is excellent for REI education/knowledge but has it helped increase your income?  

I have a side thing i do. its by no means profitable but i enjoy art, so i run a small biz doing logo design and branding.Its fun and I dig it! 

I have not met the tenants as they were not there when i posted on their doors with my contact information and how rent will be collected digitally through paypal or venmo.

This is one of the deals I am looking at it's an 18 unit family unit apartment complex in an excellent area where the rent's similar will go for higher.Here is the deal:Asking price: 2.8 Cap Rate: 6%Avg monthly rant of all 18 rental is: $1200 * 18 = 21600 a monthYearly revenue of $259,200Vacancy: 5% (12,960 ) - I know this is lowNOI: 246,240Exp: $74,000 a  year (30% of the NOI) I know this is low as well. 

Both excellent states. 

@Reinhard Kurzen Andrew Greene at Perkins Coie is excellent, but on the higher end of the spectrum as pricing goes.PM me if you'd like.