@Nate Reed I dunno.....you keep touting how great TX is, but all I know is that a lot (A LOT) more RE investors in CA are multimillionaires than in TX.

@Jay Hinrichs You're not supposed to be touting the investment opportunity that is Richmond!

Intelligence is the ability to simultaneously hold two opposing views and yet remain sane and productive.Everyone here who is bashing the OP suffer from cognitive dissonance.It probably hurts because it reveals what they’ve been subconsciously ignoring.For example,Like tons of other BP users,I’ve read so much material here over the years touting the superiority of large apartment deals over smaller ones.It’s a key reason Grant Cardone’s podcast remains the most popular in BP’s entire podcasting history.However,Having just made the switch myself and had the first hand experience,the reality is way different.No one remembers to tell you how much bigger the surprise expenses are with the bigger deals.One roof,one boiler needing replacing could simultaneously wipe out your reserves PLUS entire year’s cash flow EVEN after accounting for CapEx and repairs in your BP calculator for your original LOI.At least with my duplexes,I can replace a roof for $7000.And all my duplexes don’t ever need new roofs all at once.My apartment’s roof cost $30k just last month.Again,No need shooting the messenger.Appreciate the little voice that keeps you humble.

Ocean is obviously dissfunctional to the extreme.. but Morris is the one touting these as safe secure investments that if you buy them you will retire on cash flow.... his description of the model is just so far from reality . 

With the exception of @Ali Boone , everyone is touting their HOME market. 

The strategy that I like to tout isn't best for everyone - especially a sfh landlord.

This tenant also wrote me a lengthy letter touting her long history of community service the area (~12 years) and offered to add a contingency clause of 6 m to 12 m, which would apparently allow me to terminate the lease.

But this is someone who has been advertised for podcasts and touted as an "expert" in their field on this site. 

I was talking with my wife this afternoon during a walk about how there're some on this forum that can't seem to make a post without touting their success and wealth.

Magnetic sign on both doors of my truck touting "Furnished Houses"