Its still just like starting over with a new policy.But since most of your wealth is in, or can be in an SD-IRA, that is likely your best bet for moving forward.

So its just not one size fits all. its regionalized and frankly if these folks starting out think they are going to  be investors when they really have no money ... and no skills.. then well like you said 95% will never do a thing.. while most should concentrate of getting out of debt and increasing their earning power.you don't get wealthy or a lot of earning power in the leverage rental houses game if you do not have a lot of liquidity going in.. and or can attract investors to help you or other strategic partnerships.And like you said you been doing it 15 years.  

@Joel Baptiste - If I knew the best answers to some of those questions, I'd be a wealthy woman!

I was thinking on buying a Row House in Metuchen, NJ (a wealthy residential borough, well connected with a direct train to New York City - 45 min); the house is located at about 15 min walking distance to the train station, also in the town center, where the train station is, a huge building complex with luxury apartments was just built as well as a Whole Foods store which is going to open soon.The questions are:1- Which are the Pro and Cons of buying a Row House?

I want to start buying investment property to build sustainable wealth. I

My goal is not to become financially wealthy but to make as much as I am now while working less and being able to enjoy my life.  

I am looking to create a separate cash flow and slowly build wealth. I

Can you imagine how wealthy you'll be by acquiring a house or 2 per year?

Ironically, cheap and greedy people rarely get wealthy, frugal and generous people do all the time, though being frugal and generous is no guarantee of it, it is a darn good place to start and stay IMO and has its own rewards well in addition to monetary riches.

look for a solid deal that will make you wealthy over time, some unicorn that will get you rich tomorrow. best of luck, see you around!