The one thing I would add is to run the actual turnover math before deciding how aggressive to go, because the cost of getting it wrong is higher than most people realize.Here is a real example from our properties in Dorchester.

I would suggest shopping around and seeing which one will accept only Market Rent value. 

How do I avoid a situation where someone who agreed to work as an independent contractor (for example, on a 1099 basis), works 3 times per week for a month, later claims employee status?

Check out the map on our website where we’ve made this all easy to follow.We can also share numerous examples of properties & portfolios we’ve assisted investors with!

Nevada also offers some of the lowest property taxes nationwide.Sources:Homeowners insurance: National/state averages for $300K dwelling coverage with typical deductible.nerdwallet+1Property tax: State/local government averages and example calculations.makefloridayourhome+3https://www.nerdwallet.com/article/insurance/average-homeowners-insurance-costhttps://www.makefloridayourhome.com/florida/blog/property-tax-in-floridahttps://www.nerdwallet.com/insurance/homeowners/nevada-home-insurancehttps://worldpopulationreview.com/states/nevada/property-taxhttps://smartasset.com/taxes/nevada-property-tax-calculatorhttps://www.hometaxsolutions.com/2025/06/how-property-taxes-are-determined/https://www.nerdwallet.com/insurance/homeowners/florida-home-insurancehttps://www.bankrate.com/insurance/homeowners-insurance/states/https://www.axios.com/2025/08/26/home-insurance-premiums-cost-maphttps://matic.com/cost-of-homeowners-insurance-guide/https://www.moneygeek.com/insurance/homeowners/average-home-insurance-cost-calculator-texas/https://www.greatflorida.com/blog/2025/how-much-is-home-insurance-in-florida/https://www.kiplinger.com/taxes/floridians-vote-to-increase-property-tax-breakhttps://www.moneygeek.com/insurance/homeowners/average-cost-home-insurance-nevada/https://states.aarp.org/texas/texas-homeowners-insurance-rates-risehttps://www.texastribune.org/2025/06/04/texas-legislature-property-tax-cuts-2025/https://www.marketwatch.com/insurance-services/homeowners-insurance/average-home-insurance-cost/https://www.rocketmortgage.com/learn/property-taxes-by-statehttps://www.insurance.com/home-and-renters-insurance/home-insurance-basics/average-homeowners-insurance-rates-by-statehttps://belonghome.com/blog/property-taxes-by-state-2025I hope this helps.

Below are two real underwriting examples I’ve been working through.Example 1: Duplex (North TX) — “seems affordable” but still ugly at 0% downPurchase price: ~$368kRents (conservative): $1,400/side → $2,800/mo totalTaxes: assumed ~2.20% of value → about $8,078/yr ($673/mo)Insurance: placeholder $180/moVacancy: 8%Maintenance: 8% of rentCapEx: 6% of rentUtilities: tenant-paidFinancing: 0% down, ~6.375%, 30-year amortizationResult (full rental): NOI: about $1,331/mo Mortgage P&I: about $2,295/mo Cash flow: about –$964/mo (≈ –$11,572/yr) DSCR: about 0.58Even with 10% down, it was still negative: Cash flow: about –$735/mo DSCR: about 0.64Example 2: 4-plex (DFW) — looks good on listing, but conservative underwriting is still very negativePurchase price: ~$775kRents (conservative): $1,450/unit × 4 → $5,800/mo totalTaxes: about $14,139/yr ($1,178/mo)Insurance: $6,000/yr ($500/mo)Vacancy: 8%Maintenance: 8% of rentCapEx: 6% of rentUtilities: tenant-paidFinancing: 0% down, ~6.375%, 30-year amortizationResult (full rental): NOI: about $2,846/mo (≈ $34,149/yr) Mortgage P&I: about $4,835/mo Cash flow: about –$1,989/mo (≈ –$23,868/yr) DSCR: about 0.59With 10% down, it improved but was still very negative: Payment improvement was only about $483/mo Cash flow: still around –$1,505/moWhat I’m trying to decide (and would love your thoughts on) Is it ever rational to buy deals that are negative by hundreds per month (or more), considering my goals.

For example, I had a buddy show me a deal from a person doing seller financing and the seller financing (kind of like a wholesaler) is putting a fee on the sale of 6% to close the deal. 

For example, are you an experienced operator offering a master lease with a purchase option to the owner to relieve them daily headaches?   

People see it and do it differently.

There's a gap between the soil and the bottom of the structure—as you can see below—making any termites easy to detect.We cherry picked subdivisions and properties for low maintenance.