I regularly see absurd underwriting that depicts a couple hundred per month of cash flow and investors purchase this crud.  

It is not near breaking even and I challenge anyone to show me any realistic underwriting that depicts otherwise.Assume retail is $230k with purchase at $160k, the faster you can sell the higher your profit.  

There are some that are large that are not doing this, but that usually is from taking over a smaller local PM company and keeping those people that worked at the smaller company in place because they know the area, laws, product way better than a national brand. 

National Kansas City (MO) National AverageMedian Home Price: $317 K ~$450 K+Average Rent: $1,325 ~$1,950–2,100KC offers ~30–40% lower housing and rent costs, increasing margin potential for investors.Rent Growth & AffordabilityIn Kansas City MO median rent is around $1,325/month, about 32% below the national average.

Competed foreclosures, the final phase, were up 32% year over year.Florida, South Carolina and Illinois led the nation in state foreclosure filings.

My underwriting does not depict this as good cash flow, but in this RE environment this is what passes for good cash flow today.  

Every model has strengths:• KW has strong early training• Coldwell Banker offers a recognizable brand and structure• Local mom-and-pop brokerages can give hands-on mentorship• Models like eXp offer flexibility and national reach  We moved to eXp recently because it opened the door for national expansion, especially for investor-focused agents, but that does not mean it is the right fit for everyone.

National headlines are loud right now: the Office CMBS delinquency rate just hit 11.8%, the highest level ever recorded.

Of course not all markets are the same, and your market might be overperforming the national figures.

Dear Beneficiary,I wish to inform you that your compensation and settlement funds/payment total sum of $8.5 million dollars has been deposited in this bank by the United Nations and the Africa's Fund settlement Committee (AFSC), we have been instructed to release this funds to you as soon as possible and after our meeting today we have agreed to pay you via online bank transfer by opening an offshore account in your name in this bank, after that we will credit your total funds into your offshore account and send the login details to you.Get back to us as soon as possible for the offshore account opening form.Kind RegardsMr.