But when you see the reality firsthand, it’s a different story.This isn’t meant to be a rant, but a cautionary reminder:Reviews can be misleading.

Gross rents come in at $34K/month, mortgage payments total $6.2K/month, and expenses (insurance, taxes, property management, HOA) are roughly $9K/month.On paper, this setup should produce around $12K/month in net cash flow, but in reality, after accounting for vacancies, repairs, and turnovers, I’m consistently left with only $7K/month. 

For me, it's meant:No alarm clocksWorking from anywhereUnlimited time with family (yes, even the 𝗈̶𝗎̶𝗍̶𝗅̶𝖺̶𝗐̶𝗌̶, I mean, in-laws)Being present as a dad and husbandIf you’ve been stuck in analysis paralysis, waiting for that “perfect time” here’s your reality check:Spiking inventoryHousing sales at 20 year lowsPrice reductions everywhereSellers can’t sell, buyers remain on strike.This is when you step in and get involved.

But in reality, there are situations where they can stay in their home and get back on track financially.I’m curious how others in the community view this.

Obviously all sellers love cash but the reality is you don't have to do that.

.: Would have bought one higher quality asset (Class A or B) in Indianapolis metro area and not two Class C homes "cash flow on paper" which in reality I'm negative most months (sold one home to cut my losses) - constant repairs called in by tenant.

The attic situation is one of those classic “real estate reality checks,” but honestly, better to learn now and treat it as a future value-add than be blindsided later.Since you’re so close to closing, a few things to keep in mind: make sure utilities are ready to be switched into your name the day of closing, confirm you’ve got landlord insurance (not just homeowners insurance), and have a solid idea of the immediate expenses (fridge, stove, maybe A/C if you pull the trigger).

My advice is to use your W-2 income to purchase as much property as you can, though in reality, it’s very difficult to rely solely on rental cash flow to live on.Many of my clients earn over $150,000, and in those cases, I try to make sure we take every deduction we can and carry forward what can’t be used.

Exit cap rates: If the exit cap is tighter than the in-place cap, I raise a red flag unless the market fundamentals really justify it.An OM should tell a compelling story, but as investors, we have to peel it back and stress-test it against reality.

In reality, I've read that title insurance is one of the most profitable income streams for a title company.