Of course you'd have Cap-Ex and property taxes which would decrease the cashflow.Is $174,900 a good price for the property in your area ?  

I estimated it will need 35 days to finish which is with $7000, please permit fee $1000 total. it comes up roughly $35k.right now, I am having some thoughts and concerns.1) the area is with a few break in for the staged properties, I am taking a risk of lossing the appliances and I heard after the break in, the realtor has to put that to the disclosure which might decrease the property value.2) I need to replace the dead tree of the public sidewalk, which I called many times to the city and no return calls, I plan to go to their office in the coming week.3)the dirt level too high under the crawlspace, I might need to have someone to dig out the dirt. currently it only has 6 to 8" on some areas.

If you buy right you should be able to increase not decrease your purchasing ability.

So it stands to reason you would want to grow capital as much as possible and leverage into larger value add deals and hold for the long term.When the market goes into high interest rate and prices mode there won't be many buyers and not as many sellers.Flips will decrease and long term holds increase.property management will be booming but I can't stand property management.So for now I am helping my sellers sell properties and make as much money as possible.By the time the cycle changes I hope to have a bunch of cash flow.

He does not use realtors to find tenants, so avoids that type of sizable expense.He'll decrease the mgmt rate by 1% for each 20 units you own, with a floor of 5%.It sounds appealing because many on this board gripe, with justification (Brian A is coming to mind), that PMs make more money when the unit goes vacant than when it is full.

NORMALLY, as a property ages, the land value increases and the improvement value decreases.

The influx of rental properties from hedges funds does not seem to have decreased rental rates to any significance.I have to second your opinion in regards to the value of longer term leases.

You could stick it all in one investment just make sure you have low leverage in that deal to decrease your risk.

I think living in the house actually increases your risk versus decreases it.

Longevity is not the only thing that makes a tenant good but it does decrease your cost.