One thing you may consider as well is pre-paid legal.

So far all of my tenants have paid this months rent except for 1 tenant that was laid off prior to Coronavirus nuisance, who pre-paid for 4 months using his tax return so is still covered... for now. 

My best = $170K purchase, with $3.4K seller credits (2% to cover prepaids).

Although my collections have been normal I will not do a longer than 29 day agreement unless it's pre-paid.

They ended up coming from Trulia, which came from posting it on Zillow.Here are the numbers:Purchase Price:                 $129,000Down Payment:                $25,800 (20%)Prepaid/Closing Costs:    $5,215Renovations:                     $10,845Total:                                   $145,060Monthly rent:                    $1,500ARV:                                    $158,500Things I've learned on this one:I probably could have gotten the bank down a little more on purchase price.