At a high LTV your leverage will be magnified.If your cash flow really is break even (I have my doubts) then with the magnification resulting from leverage, you could produce a fairly good return (ROI from leveraged appreciation, equity pay down, tax benefits).Good luck

Typically this means they will take longer to close, may not have all the information for the companies they work with, and most hard money brokers get their money by taking an existing product and adding extra points to pay their fee.What is your investor success rate?

You have to pay people to do things for you, you would normally do yourself.

The tenant fails to pay their last month's rent and leaves the place needing new flooring and paint.

We do a small fruit basket and 2 bottles of wine (1st one complimentary, 2nd one, there's a "pay envelope" $10).BUT nothing says welcome to Eugene, Oregon like a couple of joints... :-)(just kidding, but depending on the Guests demographics, we can direct them to the best dispensaries...)

I can pay some va's 400 to make 1,000 callls per week.

Often times you will pay much more in taxes than if you pulled the money out, paid the taxes and penalty and then started investing in real estate.For example, with the financing you mentioned, the IRA must pay taxes on the portion of the profit earned by financing. 

If you are simply buying for a lifestyle investment, then you have much more leeway in what/where you might consider buying.

Do you have to pay a bit of a premium for that luxury? 

Is it simply another word for peer pressure?