Also, rent being priced right plays a big role in this.

My current role is Computer Apple Master at Best Buy located on Mueller.

On a full 203K, that is the role of the FHA consultant. 

their actual deposit, if and when they exercise their Option to purchase.

google: value hound academy. good content on syndication.off the cuff it sounds like you're undervaluing your role. the sooner you learn that $ chases great deals the better.

I'm just putting out the Analysis so the readers of this post can see that while one can say it's a negative cash flow property for 12 years, he breaks even on the 13th year, all with no assumption of appreciation.If there were appreciation, an annualized appreciation rate of 3% per year, which really is low even nationally, is really conservative.I thought since he gave the numbers, that this was a good exercise for anyone interested to see in more details.I perform this kind of analysis normally so I can get a 10 or 20 year vision on the Investment.This kind of analysis also serves as a pro-forma business plan which helps others decide if they want to invest with you.If it can be explained in detail, this can help your business if you are recruiting partners.They get the bottom line, which is a negative cash flow for 13 years but the cash flow losses decrease each year.

If on the otherhand you have the"caregiver" gene and genuinely like to help people and can empathize with the stresses (over buying and selling) and emotions and act in parental role with complete strangers then i am sure you will be unstoppable in this field.

Here are some other things to consider: 1) financing plays a big role in cash flow 2) maintenance/cap expense is much higher than many inexperienced investors believe 3) buy n hold is not a passive investment 4) forced appreciation can compensate for a lot less cash flow 5) especially for duplex to quad it is important to only use closed properties in comps; ignore listing prices.  6) with conventional financing you can have fine cash flow at below 1% rent to price ratio.  7) prop 13 is every Ca RE investors’ friend.  8) appreciation (rent and property) for financed buy n hold will produce better ROI than cash flow by itself.  

You need to have clearly defined roles in the business, I do all the financial side, he does all the rehab and construction, ongoing maintenance.   

DTI is going to play a role in the interest rate offered.With a low DTI, and high FICO, Id expect in the 4.75-5% range for a rental property.