@Jay OrlauskiI would be interested in a lunch time meet up, specifically something that is geared towards a more intermediate/seasoned investor.  

I know it's hard to switch gears and change strategies when the market shifts, but I wouldn't expect to find any solid "pennies on the dollar" opportunities on the MLS in the near future - it's just a different world now (for the time being, at least).I think you're probably on the right track with pursuing direct mail (whether you wanted to go for land, or your original type of multi family property).

@Nick L.The original question was whether the CAP rate should exceed interest rate on debt ... which is slightly different than being positively or negatively geared.

I am a good follower of signs but I am so curious.it is to focus on the local market specific to my area and gearing towards paying finders fees.  

FHA is a low down payment program geared toward primary home purchases. 

I have clients that make a million a year selling computer industry gear..

Usually these leveraged and index funds are more geared for day trading. http://news.morningstar.com/articlenet/article.asp...Personally I'd probably focus more on diversification if you are concerned about your current RE positions.  

You can see why they can be forced: it depends on one tiny gear tooth for each tumbler.

I agree with someone earlier, you have to remember who your talking about, Dave Ramsey is really more geared for a 'regular' employed person with no cash flowing business,,,,not someone that is a professional real estate investor that knows how to make money with debt.If I followed Ramsey's model I would own 1 house, all cash,,and cash flow about $800 a month,,,I own 5 properties with debt and cash flow about $2750 a month,,,which do you think is better (and have over 25% equity in each of them)

They are only geared towards selling homes at the true market value and don't understand much about rehabbing, 70% rules, etc.