IE $5k+ for not paying 8 cents.Regardless, unless you have a TON of units, with rates as low as they are there isn't much "profit" to be made.

@Danny Webber@Brandon Miller Yes you both have a point its more steady and i see more flips with more profit In San Antonio Where most of the jobs are more diverse and don't rely so heavy in oil Industry it seems riskier for me or at least those are my thought in the las crash in 2015 I saw so much of the population move out and real estate dropped so much it became a buyers Market with the low prices everyone was moving out due to job loss or lay offs  

@Dmitriy Fomichenko I was under the impression that the IRS considers all 'flip' profit as earned income per se???

You would handle the easy ridge and top panels in the fall of the first year, they would handle the awful side work in the spring of the second year, and it gets written off in two years.All sorts of enterprising tax scenarios become possible.

One thing I cannot find though is how to turn a profit on renting real estate with a mortgage using a 20-25% down payment.

Or allow the individual to partner and take an equitable share of the profits until I can pay them off. 

Cashflow is bigger.Profit is bigger.Done right, management is actually less than houses.I typically make $400K-$600K profit per multi-unit apartments, in addition to the cashflow on a monthly basis.

I'd look at a CPA Audited tax returns and CPA Audited profit & loss before going forward.

Thanks in advance.Go find someone in the biz and talk to them - if you know nothing about the industry dont be greedy and think due to providing the land that you'd deserve a huge chunk of the profit - all the work/profit is in the operations/management of people.  

Profit post-sale after accounting for all expenses may be around $30-60K.