Figure out who is doing deals and who is a perpetual learner.

We can all think of stereotypes about Italian neighborhoods, or the massive amount of bars in most Irish and Polish towns.

This gives wholesalers and especially Newbie's a lot of false hope and perpetuates the problem.  

I get the idea about maximizing cash flow using, well, perpetual (30y) leverage vs. virtually no cash flow until the property is debt free with shorter mortgage periods.

You live there, you've probably kept it up, so less things will break (in the beginning at least) than a property that's been perpetually roughed up by renters over a 3+ year period.

That was part of the clause that complied with the Rule Against Perpetuities.  

@Alexander Monnin Just like stereotypes (that exist for a reason) there are always exceptions to the rule, but the rule still stands.

In some rare markets on the down side, there is a persistent outflow of residents so supply is perpetually higher than demand and housing prices don't keep pace with inflation.

It seems fully agreed to that a license is 1. not a test of morality (plenty of shady realtors exist was acknowledged ),2. not a test of knowledge (easy was the quote from above)What purpose it has other than to line the pockets of the association and state with license fees is entirely unclear, the people who perpetually whine about unlicensed entrepreneurs make the argument that the unlicensed could easily be licensed allowing their shady behavior to continue under the guise of legality.When someone worries more about the status of licensure more than the underlying ethical issues it makes me wonder if the people who whine are the ones lining their pockets with those licensure fees.

I want to specify that I live in Wellington but I am talking generally about Northern Colorado.I wanted to provide some specific financials because they are important when considering an area as an investment opportunity but, more importantly, the people that I've encountered in Colorado are warm and friendly compared to the stereotypical Southern Californian.This reply turned out lengthier than expected but I hope it helps.