The Cap rate is a function of your net income and property value.

Water/sewer combine last month at my 80 unit was $2,941.

I did two in the last two years and spent less than $10k combined, and one of them was a 3br/2ba ranch with several roof lines.

That would be through a combination of my full-time career, rental income, and wholesaling.

I have a combination of 2 HELOCs and cash totaling $375 (75k cash, 100k Heloc 1 200k Heloc 2).

My guess is that it won't be combinable with a down payment assistance program. 

Houston is humid and oversized doesn't always work well...on the other hand....a buyer doesn't want to spend an additional 5k off the bat (5k is a little high especially since he will have the luxury of shopping around with a functioning unit).

Combine this with raising $15 million in private money through a Reg D Rule 506(c) private placement and paying 8% for this money.  

When my team had over 500 flips under our belt combined.  

Can one cover the shortfall of a self directed 401k for property purchase with a cash infusion?