There are two types of appreciation to consider:1.Market Appreciation: Rising property values driven by external factors like economic growth, demand, or market conditions.

Will depend on several factors like the type of property, type of tenants, your risk tolerance, other assets you own, your estate planning, laws where the property is located, etc.

I found out those two factors still couldn't guarantee they pay their rents on time. 

@Nik Farooqui You are correct in that GC licensing is never a requirement but it is more of a "silent factor" that can make a lender more comfortable lending hard money and thus the approval and loan process easier.

If my labor is worth $100 on Friday, I want it to buy the same amount of goods and services on Monday morning.  

If think you'll have capital expenses I'd factor those costs in. 

There are a lot of factors that go into this and a lot of levers to pull.If none of this works and the goal of the new purchase is to househack that property into an investment property, you may be able to use a DSCR loan to buy the new property as an outright investment property.

Originally posted by @Brian Winberry:Regarding not seeing a program worth 5 figures could be a subjective response though....I have seen one, or two out of all the ones we have showed up for out of curiosity in the real estate arena in general....In my opinion (and just my opinion), the expected value of a typical deal, the length (in terms of time) of the deal and the likelihood I'd actually complete deals after the seminar are three big factors in what's a reasonable price for education.For example, I could never justify spending $20K to learn how to make money on things that cost $50 to sell and the average transaction time period is one day.

Some investors make it work by targeting less saturated areas nearby, but a lot of folks find more affordable markets out of state, which can make this strategy more feasible.Capital needs can vary quite a bit depending on factors like partnering, financing options, and property types.

I believe there are license allotments in many towns near and around Denver so you want to make sure there is a license available for the basement unit before you factor this into your cashflow plan.