I can also get solid, 7%+ returns with a couple of oil and gas companies and bet on rising energy prices, but I'm separating stocks, REITs, and notes from real assets that I'm purchasing.

How many spend a bunch of money on getting licensed, paying desk fees, gas, time, energy, marketing, hitting up all their friends, relatives, Top 200 list, to be a wash out.

They are going to call and say there is a bedbug infestation, rats everywhere, no hot water, holes in the floor, the door won't lock, leaking roof, and the tub is cracked, oh, and the landlord refuses to fix all this.

If they are electric water heaters, you're going to require some electric work; gas is going to require some new gas lines most likely.  

So gas will probably be half as much money in the nissan.

Cell phones, rent, credit cards(get secured if you can't get regular), store cards, gas cards(those seem harder to get for some reason).  

They don't take care of themselves and when the toilet plugs up or the AC breaks or the roof leaks the PM will not be out there when the tenant starts screaming at you over the phone that they will not pay the rent until you get there at midnight on Sunday to fix the problem.

And we have found water leaks and unauthorized swimming pools doing it this way too.

That being said, if you're williing to persevere and the insulation has never gotten wet (roof leaks), it will still perform fine.  

It's still on city gas and water but has its own septic that the current owner replaced already which is great.