Notice that there are at least two clear exits that work in this deal.Buy and hold as a rental with positive cash flow.Buy and sell (or flip before buying) for a lump sum.A good deal provides lots of ways to work it.

You indicated a 5-7 year hold time, if you amortize that cash over that time or use it as a down payment to lower the monthly mortgage and eliminate the PMI this should be a positive cash flow deal. 8)

All of the real estate investing books I have read emphasize the importance of generating a positive cash flow.

Does anyone have some intelligent, practical advice for someone in my position?

The original homeowners use that time to build their credit or otherwise improve their financial position.

I'd like to eventually find my rentals making enough money to stop working full-time, or sat least allowing me to go into an enjoyable business of my own with little financial stress.I like to think I'm in a good position to get started...but what do you think?

Last night, Friday, we placed our first 30 signs at key intersections of our target area and at a couple of on ramps to the freeway leading into downtown, so I’m positive they are getting tons of exposure.

If your financial position is good then I think you should not have any problem in getting loan...search more some good and reliable commercial finance broker, you will get better results than earlier.

From one that speaks to people in foreclosure on regular basis, one repeating emotional trend I see is embarrassment---in general, folks in this position often act too late because they are embarrassed (pride is another good emotional anchor) with admitting failure...Although I don't market to these individuals, I understand the mindset all to well and believe any marketing campaign to these folks should include the following components:- Discretion/Privacy: Give them an opportunity to learn more without revealing themselves initially---offer a white paper or recorded info-message which would allow these distressed homeowners to learn without the need to speak to somebody. - Hope: Too many marketers are appealing to fear---although fear is a compelling emotional trigger, the majority of people don't want to be reminded what they will lose, they want to be reassured that there is a chance for recovery

I completed the rehab on the second side last month and was able to raise the rents to get a few hundred positive cash flow with new tennants.