Especially in this market when you could be at the next property bidding against the competition you have created.I've done some research into some of the markets we focus on in the US, and particular to deals from "known wholesaler" the estimated ROI was as follows for a few of the markets:Tampa 57.2%Pittsburgh 55.2%Atlanta 54%DFW the estimated gross profit was $83,000 So in short we think the market is favorable for flipping and the majority of investors are doing pretty well.

Lately I've been seeing 3-4% in Lake Merritt/Temescal, 5-6% in West Oakland, and 6-8% in East Oakland.Good rule of thumb to calculate operating expenses on a small multifamily is between 35-40% of gross rents for expenses (not including mortgage payment).

Having problems because I have: 7 duplexes that cashflow at $1100 gross a month but are worth $30,000 each. $210,000SFH that I own that a family member lives in and generates no money

A quicker way to see if it works, is to subtract 40-50% of Gross income.

Yes, my "employee contribution" into the solo 401k is maxed out at the limit of 26,000 per year.

It's about 1m, and should bring in between 75k - 92k a year gross. 

This is from the State of Florida website:Needs a LicenseDoes not need a LicenseAppraising or attempts to appraise real property for another for compensation excludes services that must be performed by a Licensed or Certified Appraiser under Chapter 475, Part II, Florida Statutes.A salaried employee of an owner of an apartment community working in an onsite rental office.Auctioning or attempts to auction real property of another for compensation.The owner of a timeshare period who later offers the timeshare period for resale.Selling or attempts to sell real property of another for compensation.Any person or business entity that rents or advertises for rent a public lodging establishment properly licensed in Chapter 509.241, Florida Statutes.Buying or attempts to buy real property of another for compensation.A tenant in an apartment complex who receives a referral or finders fee, not to exceed $50, for the referral of a tenant.

Talking to the employees, I constantly hear of everything from technical analysts that lost their jobs and can't get a new one because they used to be paid too much (plumbing department at Belleview and Federal) to folks that are excited to start a part time job at Safeway because they can't make ends meet on their Home Depot wages (this evening's cashier at Santa Fe and I-25).Where is this job growth you speak of because after over 25 years of living here, I'm seeing some pretty negative signals here on the Front Range and would love to hear the positive?

Sure, 1.2% gross might cover your mortgage and expenses, but how long will it take before you can conventionally re-finance out of that loan (so you can re-apply for another FHA), which requires 20%+ equity before approval?

I am very interested to learn from the community about the entrepreneurial side of the business: as an employee who has only worked for Owners, it is a concept I could learn much more about.