Many REALTORS have no clue what something will actually rent for; they just pretend they know what they're talking about to tickle your ears and make the sale.I would also recommend you be very careful with using family or friends to manage the property.

I know arguably this is not a good idea, but once I was on the other side and no longer worried about whatever return that money could otherwise have generated in some random financial vehicle to measure it against, especially when I pretended the money didn’t exist in any tangible way, that extra emergency account is something I know I will repeat with all future longterm mortgages I happen to acquire.

Lets pretend just for a moment you are right.

I don’t pretend to be able to predict the future.

I have 0 cares about playing on here for ego strokes, I have 0 care about being an internet pretender to fill some void of actual reality in my life, I simply do not care 1 drop what the virtual mob of "do nothings & post everything's" care of what I do or say.

I pretend to lose the count just to lengthen the experience. 

So you are agreeing that investors that pretend that a cap rate is a return are incorrect even on a SFR? 

"strategizing with a co-worker", or "I'll call you after I get out of this meeting in 45 min" because pretending to be in control breaks trust faster than admitting the truth...)And I don't think the primary objective for a listing agent should be to get the highest possible price for a house. 

just what I needed, I realized that I am that guy that reads, informs himself and pretend to be investor, BUT, never got up and do anything.

A lot of banks still pretend it's 1900, so a transfer to another bank involves someone getting on a horse and riding over to the other bank; the horse food costs $30-$50 and the transfer takes a few days to show up.