I still listed them in expenses below for clarity, but if you’re running your own numbers, don’t double-count them.Operating Expenses (Professionally Managed)Property Management: 10% ($297/month)Maintenance Reserve: 5% ($148/month)Vacancy Allowance: 5% ($148/month)Taxes & Insurance: $559/month (already included in mortgage payment)Total Monthly Operating Costs (excluding double count): About $593If you include them anyway, total would be about $1,152, but again — taxes and insurance are already baked into the payment.Cash Flow SummaryGross Income: $2,965 (current) / $3,300 (market)Operating Expenses (excluding taxes/insurance): $593/monthDebt Service (mortgage + carry): $2,271/monthNet Cash Flow: +$101/month now, +$436/month at market rentsCash-on-Cash Return: 1.9% now, around 8% at market rentsWhy I Still Bought Over MarketEven though I paid about $25K over value, the creative financing saves roughly $10K per year in interest versus a new conventional loan.

A lot of them don’t want to commit or have already mentally moved on, so they just avoid the conversation altogether.I definitely wouldn’t go knock on the door like Benjamin suggested.

Many private lenders would rather restructure than risk a default or legal battle that nets them nothing.Get legal clarity - Before listing, confirm your state’s foreclosure and lien release procedures.

As you continue to save, you have time to add clarity to your first deal!

We manage our own properties so these cut down on mental bandwidth when relisting properties. 

Quote from @Landon Hale: Quote from @Michael Plaks: Quote from @Landon Hale: I am looking for some clarity on the REP status.

It's the Gold Rush mentality. or better said, a Pump-n-dump.

By the end of the series, you’ll:Understand the pros and cons of major strategiesCompare single-family vs. small multifamily with clarityLearn financing and management fundamentals that matterDefine your own buy box and be ready to act on your first dealThis is both a personal challenge for me to ensure I provide value and an opportunity for you to gain clarity, ask questions, and engage with each step of the process.If you’ve ever thought, “I want to invest, but I don’t know where to start,” this series is for you.Stay tuned for Post 1: Overwhelm → Order: What a Buy Box Is and Why It Wins Deals.Let’s start the year with focus, strategy, and momentum. 

That department is runned by dinosours who are set in their 1950's mentality and will make your life hell. 

If they resist clarity, that’s your answer.