a RE portfolio refinanced as many did at 80% or bought with only 20% down.. clearly does not establish a net worth of the entire 20% of equity I will submit that those that use max leverage while they have equity on paper in reality if they were to need to cash out for any reason that net worth is probably half and if then when hit with recapture they have zero cash net worth from those assets.  ?? 

While this is always a possibility, the reality is that VERY few people will actually trash a place.

Is this the reality or I am missing something?

Although 3/4 units sounds good and best on paper in reality it can be tougher to pull off.

Use it to see how much cash flow a property could generate.Market Research Mastermind: Become an expert on the area's rental rates, vacancy rates, and appreciation trends.Renovation Reality Check: Don't underestimate the cost of fixing up a property.Price is Eye-Catching, Value is KeySure, a low price tag might grab your attention, but remember, true success comes from finding properties with exceptional value.

I believe in the potential of real estate investing to create financial freedom and long-term wealth, and I'm committed to mastering the art of wholesaling to make that a reality for myself and my clients.As a new wholesaler, I'm not here to sell you anything—instead, I'm seeking guidance, advice, and connections within the BiggerPockets community.

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Simplifying the processes, laws and regulations into a few basic scenarios when in reality each state has a wildly different set of rules, laws and procedures and each county and often municipality has their unique set of procedures within the state3.

Bite the bullet, stop the bleeding, visit reality island,...and sell the property.

In THEORY solar is great, it's just that reality has not meet theory as of yet.