I also earned a "green designation" as an "EcoBroker" since I am interested in sustainable living and the environment.I returned to the San Francisco Bay area, where I was born and raised, hoping for better luck in the real estate business. 

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

@Tony Clark I'm not married, so I can't speak to that aspect, but as I'm sure most investors on BP will attest, REI is one of the more powerful, sustainable ways to create and maintain wealth. 

Refinancing the debt "onto" the new property could give you enough cash-out to pay off the HELOC, which is a more sustainable plan.    

In the aftermath of the Great Recession, the rental market has recovered and there has been sustained demand.

The first post here: https://www.biggerpockets.com/forums/432/topics/42...So whether or not I am able to buy my very first property I want to chronicle this so people can at least see the tedium and they can probably do better than me.So my objective remains more of less the same and thanks to some replies I have a little more information and I have taken some steps as well as more questions so let's begin:Requirement:ROI doesn't matter too much as long as it can sustain me a little bit and that is utilizing an FHA loan or its equivalent.It is in Jersey City heights because I still have aging parents to look out for.Like I mentioned in the previous thread I want FHA financing but I'm open to other options.As for multi-family I am willing to do multifamily or mixed if the price is rightImprovements needed should be minimal but if it can be completely fixed via an FHA loan with a 203k without incurring any additional out of pocket costs then I am for it.Vacancy doesn't matter too much because I'm sure people will want to live in the heights.Action taken so far: I still have been going to realtors and getting pre-approved for a mortgage in Wells Fargo which if you are socially awkward like I am is a big step.

You will also notice that after the 3rd year, it is entirely self sustaining and you will no longer need to put up any of your own money.  

I don't think it's sustainable neither.

There are countless examples of markets where housing prices have NOT kept up with inflation and other examples where prices have exceeded inflation and these trends below or above inflation have been sustained for DECADES ... it all comes down to long term supply and demand fundamentals.

You need to be able to sustain a month or 2 (or even a few months) without renters without it affecting your finances.