It's a betting man's game where I saw many lose it all last downturn in 2007.It's funny today you have all these investors (chasing the cheese) wanting cap rates of 6 years ago with the economic recovery of today.

I have a two bedroom 5 miles away from Dulles International Airport (IAD)  and 5 miles from Metro stations (DC Silver line)The property is 2 BR and has two Master Suites and a Full kitchen and Dining room.The Basement could easily hold another bedroom but there the laundry room would have to be refitted as a full bath.Purchase Price is $350K$1800 a year in insuranceTax rate is 1.15%Assume 4.5% mortgageHOA - $80PITI @ $2300Average Bedroom rate is $55 per nightAssume 20 nights per month 3 bedrooms$3300 steady state RevenueHere is the list of things i would be willing to pay for:Upgrade to Kitchen - Countertop and AppliancesUpgrade to basement - Put in Full Bath and Stacked washer/dryer 50 inch LED TV for living room and Basic Verizon FIOS for wifi and cable Utility support for six months$100 of Uber Gift cards for 12 months for your guestsGood Coffee and Great Meat & Cheese monthly baskets for 12 monthsMake sure your revenue matches $300 + PITI for the first six monthsWhat am i forgetting....i need to sell in August / September so i have some time to deliberate.

If they happen good, if not still good.Real estate is like a bowl of ice cream, its good all by itself, but when you add whipped cream (tax savings) and a cherry on top (appreciation), it just makes it all the more special!

I'm starting to see more beige/cream come into the scene though with a mixture of polar white. 

The heck with the cheese, let me out of the trap.

The levered folks were creamed and cash guys like us cleaned up on their misfortune/greed.

Could vary from ice cream shop to small clothes retailer or office space.Is there a suggested route to go for lease type vs tenant type?

I have stayed away for MLM but have a few female friends who make great livings selling vitamins( her husband is a physician) , powdered drinks ( she is a trainer) and wrinkle cream.

Stack up on the mac and cheese, collard greens, get some chickens, grow some potatoes.  

Banks putting out commercials on acquiring loans easily, and the late night infomercials about how to be a real estate millionaire gets people excited and want to start as well.The cream will always rise to the top and those who know what they're doing will always make it no matter what happens.