okay your um questions about the brent sparked some uh motivation here so i into you know tools.solohouseflipper.com you know about these three tools and i just built a cash flow calculator so this is going to take you know whatever you have in the flipping calc so you know that deal was 525 you know you said the rehab costs were like fifty thousand dollars okay so you know that’s going to do your thing there but that after repair value is going to get pushed over here to your cash flow calculator okay now it’s taking an estimated rent all right which is going to be too high for this deal you say 2200 a month there’s your cash flow number all right so let’s take like a more normal deal here even three hundred thousand dollars all right so it’s going to push your estimated rent which on a three hundred thousand dollar house that is the types of rent that i would get out here okay so it seems that things are a little bit different in your market but anyway if you go to advanced you know this is based upon a refinance of 80 loan to value six and a half percent interest rate amortization of 30 years your taxes and your insurance and then we figured in vacancy maintenance property management and capex okay so let’s just look at you know some changes here if you for instance got a 70 percent refinance all right you’d still be a negative cash flow all right i don’t know what your taxes and insurance are out there if they make the 50 50 year uh mortgages boom baby we got some cash flow but you see the issue right now with the interest rates as high as they are you really have to get great deals to make this work now uh as you’ll see in a video that i’m about to make about the market in fact i’ve already filmed it it’s getting edited right now but you know basically like in tough times you want to make sure that things can rent and so in tough times you know i might not be hiring a property manager if i’m you and i may be doing the maintenance not diy but i may be managing myself and i trust me you’re gonna save a lot of money by managing things yourself okay um you know whatever you you might have lower vacancy because you’re doing it all yourself okay so now you’re creating some cash flow for yourself even at 80 you’re going to have some cash flow but anyway a quick calculator for you to figure out you know your loan amount your principal interest taxes insurance and then your noi that’s your net operating income which is basically your cash flow times 12.