What you actually have to bring to a Arkansas closing — including the transfer tax, whether this state customarily puts it on you, and the reserves your lender will want on top of everything you spend.
Cap rate, real cash flow, and cash-on-cash return — with the expenses most analyses leave out.
What five years of owning it actually returns — cash flow, the loan your tenant pays down, and the sale.
Estimated all-in monthly payment for a home price you have in mind.
A rental bought for $300,000 and sold seven years later for $394,780 nets $158,925 at closing — and owes about $24,753 of federal tax, $15,273 of it on depreciation you were required to take. Here is the math, why a sale with zero appreciation still owes tax, and the three clocks a fourth-quarter sale starts.
A leveraged rental makes money three ways and cash flow is only one of them. Here is what the other two are worth — and why the structure that maximises them is a bet, not a plan.
How to verify one specific rental deal: audit the seller's pro-forma line by line, comp a real rent, reassess the tax, age the systems, and price the offer the numbers actually support.
Set up basis correctly, claim the depreciation you are owed, survive the passive-loss rules, and know what the sale will cost — with every figure tied to the statute.