Real estate investors invest in rental properties with the expectation that it will produce a positive cash flow, and usually avoid properties producing a negative cash flow.

In this article, I want to acquaint you with a formula you can use in your real estate analysis the next time you’re considering an investment that will ascertain the maximum price you can pay for a rental property to break-even, thus avoiding a negative cash flow.

Before we get started, let’s consider what cash flow is and how a rental property produces it. It should be pointed out that throughout this article we are referring to cash flow before taxes, not cash flow after taxes; a very important distinction to real estate investors during a real estate analysis but fine for our purposes. Cash flow

Simply put, cash flow is the amount of money remaining after all the money that goes out is deducted from all the money that comes in.

The rental income less operating expenses and mortgage payment equals cash flow.

A negative cash flow, of course, occurs when the rental property isn’t generating enough income to cover all of the operating expenses and mortgage payment; resulting in the owner having to feed the property to make up the difference. A situation even the most affluent real estate investor is not willing to encounter with investment properties under any circumstance.

One simple solution is for you to set some price parameters for rental properties before you start shopping. Compute the maximum price you can afford to pay and still break even. The computation is rather straightforward but does require a few steps to make it. Here’s the procedure.

Computing the Maximum Price

1. Determine gross operating income This is done by taking gross rental income and subtracting an amount for vacancy and credit loss as such: Gross scheduled income – Vacancy allowance = Gross operating income.

2. Determine net operating income This is accomplished by subtracting operating expenses from gross operating income: Gross operating income – Operating expenses = Net operating income.

3. Compute net income percentage (NIP) This is achieved by dividing net operating income by gross operating income as follows: Net operating income / Gross operating income = Net income percentage.

4. Compute down payment percentage (DPP) In this case, you’ll need to know the average gross rent multiplier in your area (GRM) and the current market interest rate (I) to make this computation: 1 – (Net income percentage / GRM x I) = Down payment percentage.

5. Compute maximum purchase price To discover how much you can afford to pay to break-even, you need to apply this formula: Available down payment / Down payment percentage = Maximum purchase price.

Here’s an example.

Say you have $75,000 to invest and want to determine the maximum purchase price you can pay for the investment property without going below a break-even cash flow.

1) Compute the down payment percentage (DPP).

Let’s say the net income percentage (NIP) is 75%, the average gross rent multiplier (GRM) in your area is 10, and the current market interest rate (I) is 6%. You would compute the down payment percentage as follows: 1 – (.75 / 10 x .06) = .25

2) Compute the maximum purchase price as follows: $75,000 / .25 = $300,000

In other words, with a down payment of $75,000, and given the parameters used in our example, you can avoid a negative cash if you pay no more than $300,000 for the rental property. Simply insert your own variables to run the computation and and there you have it.

Hopefully this modest insight will help your real estate investing endeavors. Here’s to your success.

Sue Anne is a single divorced mother of 2 children. She works hard every workday as a customer service representative in a large office pool, to make sure her children have a roof over their heads, clothes on their backs, and food in their belly. She doesn’t have a retirement plan, nor can she hardly afford a college loan plan for her 16 year old daughter, who will be going to college soon.

This a very common scenario in the United States. With today’s global market and economy, the average person in the United States can not afford to stop working full time, and still further their education to stay competitive in the market. A person’s educational qualities are assets that they need to be able to sell to an employer to help them succeed in life.

With this issue in mind, the employee can still obtain a degree to help further their career by getting an education through an accredited college online. There are many schools and universities that are offering college level courses via the internet today. Some schools also offer full degrees via an online study course.

Earn your degree in several different fields of study. Some of the fields of study do require that you make a physical presence in a classroom, but most often, this situation is handled as such so that the requirement is only mandated once or twice per study cycle.

Making a plan and following it through when you are still working a full time job will help you succeed. The online schools often have career counselors that can help you to make the best plan possible to help you earn your degree online. There are also online live chat counselors that can help you plan your future.

Making the most of your career for you and your family is an important issue to anyone. Not everyone can do the best from the beginning. Perhaps you had the opportunity to goto college in your younger years and have earned a degree. How valid is that degree in todays market? If it’s a degree from 20 years ago, then a lot of things have changed since then. Getting an online education to freshen up your resume can help you get the promotion that you are looking for.

Some of the more popular online educational schools and universities are University of Phoenix (Online or Campus), AIU Online, Kaplan University Online, ITT Technical Institute, Saint Leo University Online, Ashford University Online, Strayer University, CTU Online, Devry University Online, and Florida Tech University.

There are degrees of all kinds available from many online educational schools. There are many different fields of study, including, Business, Nursing, Health Care, Education, Criminal Justice, Technology, Human Services, Design, Engineering, Paralegal and Law, and General Studies.

No matter your choice for your career, there are many options available to you to help you further yourself for you and your family. Being a student of online studies is no longer a oddity. It is the norm. You can not afford to be out of the loop, as today’s world changes rapidly. Start your online education today!

Many traditional colleges and universities are now offering online courses, which are the exact same as those taught on campus, to distance learners. Online education is generally taught in one of several ways, including satellite feeds via the internet, correspondence or online reading lessons. This approach allows students to obtain a degree without ever setting foot into the classroom. An online education, assuming that it is from a regionally accredited college or university, is widely accepted as suitable training for any job in the related field of study.

Online education is convenient in many ways, but some students overlook the fact that it is much more affordable than a campus degree program. Why? Because of student housing & meal costs, which can range from $6,000 and up every year. With online education, students only pay for the courses that they are taken and they can often do so on a per credit hour basis.

The type of online education program that everyone should avoid is what is known as a ‘diploma mill.’ In exchange for a fee, which is usually up to $900.00, they will issue a degree for assessed life experience. These facilities often have a very professional website and appear to be legitimate. In fact, they even assure potential customers that they are issuing legal degrees. Upon further inspection of these websites, potential students will see that they can order a transcript with any grade point average of their choice. But for what? No classes were attended and no valid grades were issued, so how is it that these supposed legal degrees are actually legal? If any website claims to issue life experience degrees without an extensive review of the student’s background or some type of test being issued, consumers should be very cautious before handing over big bucks for a potentially phony degree.

The only valid way to obtain life experience credit is to take the CLEP, or similar, test for college admission. This test is designed to see how much the student knows about a particular subject and to determine whether or not he/she knows enough to skip over the relating course in exchange for college credit. In addition, some regional universities offer portfolio assessments, which allows educators to review a personally-written portfolio from the student explaining why he/she is knowledgeable about a particular subject and why he/she should receive life experience credit. These are legitimate ways to earn life experience, or knowledge-based, college credit.

IM Niche Formula 2.0 the secret of pros making fat cahs on niche marketing

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Dulisse been working together with many super associate and online selling pros in the past.

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Learning abilities differ from man to man. If this can be true then why can’t there remain variation in the system of imparting education itself? Isn’t it also obvious?

In the ancient times the process of educating people depended on a school where the single teacher/master gave lessons to the pupils on different subjects. Then gradually with the progress of the civilizations schools began to form with proper administrative systems where subjects were categorized and teachers were recruited accordingly. In this system of education a specific pattern of teaching began to be conventionalized. The process of evaluation after successful completion of the course was done through an examination system. For ages this has remained the dominant way of spreading education where the construct of the school or the institute is very specific. But with time things change as well as the concepts.

The latest trend in the education system is online education where the students can enjoy utmost freedom in the process of learning. You can remain engaged in all other works including the course you want to pursue. This is the major difference between the online education and conventional education systems.

It would be better to state that the whole conception of online education holds a difference in the core that separates it from conventional education. You won’t have concrete classrooms in online education where you can find a bunch of students attending lectures of their respective teachers. But you will get online classrooms where there may be one-to-one communication between the instructor and the student. There can be also a group of students interacting at the same time but it is a virtual setup.

Both the systems of education do have some better things to give and also some unwanted things in store. As online education bothers about your personal convenience and comfort but it cannot provide you the lively feeling of a campus. You will miss the hues and cries of campus life and lack the socializing part among the friends circle that is an integral part of traditional system of education.

In the similar way you cannot exercise your own choices in the way you want to undertake learning process in the conventional schooling structure. But online education gives you every privilege to follow so. As for the degrees you get through conventional and online education systems, it is still the conventional mode that is widely recognized. But days are not far when online degrees will take the lead.

When it comes to making money online, there are always the WRONG ways and the RIGHT ways. Sadly, most people follow the wrong ways… For example, they’re jumping from one system to the next… looking for the magic pill so that they can laugh all the way to their banks without much work.

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There are several online education universities that offer complete Internet tuition. Some of the colleges only offer specific classes through Internet tuition; however with Regis University you are going to find complete Internet tuition as well as regular education. Regis University is one of the oldest universities in America with degrees in business, technology, education, and management.

Their online education university programs are an accelerated learning process so that students can complete the education in two years. During the Internet tuition programs, the students are able to participate in discussions, work with other students; sit in on virtual classrooms, email, chat rooms, and bulletin boards. The students will also be able to receive financial aid to help them become a part of the Internet tuition program. In order to receive financial aid a student must go to school at least part time. In other words they must be enrolled in at least part time credits even as an Internet tuition student at any college as well as Regis.

Western Governors University is another online education opportunity students will have. Both Regis and Western Governs College are an accredited school, which means any college will recognize the courses and degrees earned through the colleges even as Internet tuition. With Western Governors College you will find that tests, projects and assignments are given to test your progress in an Internet tuition program. They also offer education, business, healthcare, and technology courses. Western Governors College believes that a person must spend at least 15 to 20 hours a week on a degree program despite being an independent learning program. While the hours are flexible it seems that the course work offered will take you at least fifteen hours to complete on time.

When you join an online education degree program you need to earn education through organization and desire to fulfill assignments.

By Jesse Whitehead

Enrollment in online education is at an all time high, according to a recent study by the Sloan Consortium. Based on responses from more than 2,200 colleges and universities across the U.S., the study reveals that 3.2 million students took at least one online course in the fall of 2005, an increase of 850,000 more than the year before. The report is available at www.sloan-c.org/publications/survey/index.asp.

With the rise in popularity of e-learning comes some unique challenges not extant with more traditional classrooms. Students need to be aware of the differences between online and traditional classes and be prepared to make the necessary adjustments. Significant challenges faced by online students include the following:

Technical problems. Computer hardware and peripheral devices such as printers, modems and routers are not indestructible; as with any other man-made device, they can break down or malfunction at the most inopportune time. In addition to equipment failure, an older computer may be incompatible with some software required for the course. Viruses, trojans, spyware and other malware could infect a computer, causing it to run poorly or not at all. A slow internet connection might cause problems logging into class, retrieving and submitting assignments, and posting to threaded discussions. Any of these problems could cause a great deal of frustration for the student trying to complete course assignments. Therefore, it is important for the student to have access to a backup computer to use in case of equipment malfunction. Staying motivated. Going to school always requires a certain level of motivation from a student regardless of whether it’s a “bricks-and-mortar” institution or online class. In a traditional classroom setting, a student has live, face-to-face interaction with the instructor and fellow students — a camaraderie that may help boost enthusiasm and motivation for the course. In an internet-based class however, there is no live contact with instructor and classmates — the student works alone in a virtual environment. This lack of live contact may lead to a feeling of isolation, and make it difficult for a student without a high internal commitment or personal drive to stay motivated during the course. Self-discipline. As with motivation, a student needs good self-discipline to succeed online. The freedom and flexibility of e-learning is what’s so attractive to many people. There’s no obligation to login to class at any particular time or place — you can go to class and do your assignments whenever it’s convenient for you. However, this same freedom can lead to procrastination, and cause the unwary or undisciplined student to fall behind in his assignments. Once behind, it can be difficult to catch up. It’s difficult to improve oral communication skills. There are many classes such as speech, drama, debate, teacher education and so forth that require the student to make oral presentations in front of a group of people. With online courses this is not practical, as the classroom is virtual, and the students are not all gathered together at one time in one room. A student wishing to improve oral communication skills may need to take these classes in a traditional classroom course. Classes with lab or hands-on requirements may not be available online. If a lab course cannot be simulated or practically offered online, a student will need to take the course at a local college campus or other location with the necessary facilities for completing the course work.

Students considering taking online courses need to be aware of these and other challenges, and be prepared to meet them in order to be successful online. If any challenge seems insurmountable, the student should reconsider the online option and perhaps take a traditional ground-based course instead.

Are you using the “buy & hold” or the “traditional asset allocation” approach to investing? Do you realize that both of them can put your money at considerable risk for loss — while not even maximizing its growth potential? Read on for an alternative that’s safer and has the potential of far better returns.

That safer approach is much less well-known, yet it is one of the key approaches of the wealthy. It goes by a variety of names, including “formulaic investing” and “quantitative investing.” These are not so much official terms but refer to a specific methodology that is employed to get the best possible results.

Let’s look at the basic principles behind quantitative investing. Advisors employing that methodology tend to start with a top-down approach, where they take a look at equities in large caps, small caps, and international caps, among others, to get a sense of the broad indicators, via mathematical algorithms.

Then, they use a computer to analyze the various stocks, and find the 10 to 15 individual stocks from each of these categories that have the best potential.

But that’s just part of it. Another crucial part is the decision whether it’s a smart move to be in equities in the first place. This is decided with the help of something called recession probability analytics.

Recession probability analytics takes various indices in the market place and ranks as well as evaluates them. It takes for example retail sales results, the unemployment rate, the housing market, the discrepancy between the European currencies and the dollar, and more. The computer then uses a point system to evaluate the results.

And the results boil down to answering the question whether it’s a good idea to be in equities right now or not. If the result is at 50% or above, it indicates that great caution is appropriate. In fact, the higher the number, the less good of an idea it is to be in the market. If, on the other hand, the results are below 50 percent, the market is the place to be.

The beauty of such a system is that it can tell those who use it to get out of the market when the indicators suggest the strong possibility of a recession. And doing that can cut potential losses dramatically. It even does it all without getting their emotions involved.

What do they do with the money in that case? They hold it in cash. That way, they may not make money, but they also won’t lose any money. And once the indicators say it’s time to get back into the market, the cash holdings can be put to work right away. Are you using the “buy & hold” or the “traditional asset allocation” approach to investing? Do you realize that both of them can put your money at considerable risk for loss — while not even maximizing its growth potential? Read on for an alternative that’s safer and has the potential of far better returns.

That safer approach is much less well-known, yet it is one of the key approaches of the wealthy. It goes by a variety of names, including “formulaic investing” and “quantitative investing.” These are not so much official terms but refer to a specific methodology that is employed to get the best possible results.

Let’s look at the basic principles behind quantitative investing. Advisors employing that methodology tend to start with a top-down approach, where they take a look at equities in large caps, small caps, and international caps, among others, to get a sense of the broad indicators, via mathematical algorithms.

Then, they use a computer to analyze the various stocks, and find the 10 to 15 individual stocks from each of these categories that have the best potential.

But that’s just part of it. Another crucial part is the decision whether it’s a smart move to be in equities in the first place. This is decided with the help of something called recession probability analytics.

Recession probability analytics takes various indices in the market place and ranks as well as evaluates them. It takes for example retail sales results, the unemployment rate, the housing market, the discrepancy between the European currencies and the dollar, and more. The computer then uses a point system to evaluate the results.

And the results boil down to answering the question whether it’s a good idea to be in equities right now or not. If the result is at 50% or above, it indicates that great caution is appropriate. In fact, the higher the number, the less good of an idea it is to be in the market. If, on the other hand, the results are below 50 percent, the market is the place to be.

The beauty of such a system is that it can tell those who use it to get out of the market when the indicators suggest the strong possibility of a recession. And doing that can cut potential losses dramatically. It even does it all without getting their emotions involved.

What do they do with the money in that case? They hold it in cash. That way, they may not make money, but they also won’t lose any money. And once the indicators say it’s time to get back into the market, the cash holdings can be put to work right away.

For many people, the mention of college brings to mind vivid images of ivy-covered brick buildings set amongst spacious green lawns; swarming throngs of students walking along paths beneath canopies of ancient shade trees; bearded professors lecturing in large student-filled halls; blackboards covered with cryptic mathematical symbols, and perhaps countless other vignettes of college life. While these scenes are a reality for some students, for others college life is much different. The advent of the internet in recent years has opened up a whole new way for students to attend college and earn their degrees online, often without ever having to darken a college classroom door.

Online accredited courses–also known as distance learning and e-learning courses–enable working adults with established careers and personal lives to gain additional education for things such as career advancement, professional certification, self improvement, or even simple pleasure. Online courses offer students tremendous flexibility in being able to study at a time and place that best fits into their busy schedules.

With just a little research on the internet you will find a huge offering of online accredited courses from hundreds of colleges, universities, vocational and trade schools. Nearly all universities offer at least a few online courses if not complete degree programs online. A student can take e-learning classes in nearly every discipline and branch of study, and earn degrees ranging all the way from high school diplomas to doctorates.

Barely more than a decade ago, few people could foresee the day when students could take a class from their living room with nothing more than a lap top computer connected to the internet. That day has arrived, and opened the doors of education to millions of students worldwide. Only in a day of revolutionary technological innovation could someone find such a convenience as online classes.

Whether you’ve already attained a college degree and are looking to further your education, or you’ve never gone to college but would like to get your college degree or high school diploma, online accredited courses may be the key that unlocks the door to your goals. With the popularity of distance learning education continuing to grow by leaps and bounds each year, the day may come when the traditional college experience is more of a memory than a reality. Just as few could predict the rise in online learning, who can really know what the future holds for education.