Maybe some 11-12%, but that's on the ultra high end. 

You've been ultra accommodating and switching over to a strict hardline will likely make things unpleasant because of the rapid change in attitude.

You are obviously a ultra conservative individual and for that reason will not be able to maximise your returns.

I’m a bartender to the ultra wealthy now which is easy, reliable income, but I remember working at a casino where I had to choose between the high-roller who’d pay me 100 bucks for a lucky beer or the tweaker lady who’d order a blended mudslide with 5 free cherries and tip me in pocket lint.

Be ultra-conservative about the numbers and you should be ok as long as you find "boots on the ground" to validate your numbers and property condition.

First, I'm not a typical real estate agent (I only represent my own deals), and I certainly don't deal with multi-million dollar properties, so this is just an opinion...I'm guessing that much of what they portray on that show is true enough, but the important thing to remember is that they only portray the most interesting and exciting 1% of what those agents do.For example, for every $400K "snap of the fingers" commission they show, they ignore the 20 deals that don't materialize, even after the agent spends lot of time and money wooing the client and marketing the deal.I'm sure the top agents are driving $100K cars (hell, I know some very unsuccessful agents who drive $60K cars), spend their time shmoozing over expensive lunches and have ultra-rich buyers who are happy to make offers site-unseen, but this doesn't reflect the other 15 hours/day where the agents are cold calling, dealing with tire-kickers, getting fired by unreasonable sellers, and spending money on banal marketing campaigns that don't generate any leads.Just my guess...

Hi,What would it cost to rehab a 6000 sq feet house with Viking sub zero appliances, hard wood floor in all areas , finished basement, tray ceilings, iPad controlled audio, tv, electrical system, new roof , ultra luxury bathroom (s)with Carrera marble, extremely energy efficient windows and walls, cat 6 cable wiring everywhere.House is 6 BED6 BR with all brick and stone on outside with everything else gutted inside .Lot size is more than half acre.Please ask any questions if I have left any details.PS Similar houses in that subdivision which are > 25 years old sell for 1.7-2 million.PPS I was planning to build new house on a vacant smaller lot, but since new property came up have decided to explore it.Thanks.

If we go the Japan route, that implies rates will stay ultra low indefinitely with deflation or at best stagflation for decades.

I highly doubt either of these have even a micron of validity.The parties with a financial interest in you buying into this will site isolated instances of great success, never mentioned the all more frequent instances of total failure.So at the end of the day Eddie Speed has collected $30,000 per person for his NPN mentoring program, Granite has made 50 to 100% profit on their inventory, private middlemen have turned a $2500 investment in a note into $16,000,  and my sister in law who purchased 5 NPNs over three years ago and has spend large amounts on attorneys, taxes, and brokers has yet to see a penny in return.To paraphrase, if you don't know who the sucker is in any ultra high profit promise situation, it's you.

Now let's assume that at the end of the 30 years my current house does not appreciate in value (not likely but lets be ultra conservative) that would be ~250K based on current market value.