No depositing of liquids, toxic waste, construction waste, any type of gardening waste (from outside of property, any type of appliance, or any type of furniture into trash bin.

If I take my appreciation and profit from all 10 houses for the more than 10 years I made more money on one single family house in Torrance California during the 10 year period than I did for all 10 houses in Idaho.You can make more money every year on 1 house in Manhattan Beach California than you can on 20 houses in Compton California, or maybe you can make more money on 1 house in Torrance California than you can make on 10 houses in Compton California.Regardless, of whether or not my numbers are true or accurate, it is insane to invest your money based on advice from any person on the planet of this earth whether or not the person giving advice earned a trillion dollars from the real estate business.

California feels like a whole other planet. 

I also have some other concerns - making sure people I care about have health insurance; having something to leave behind for causes that are important to me when I step off the planet; being able to help people now financially that otherwise would have nowhere else to turn.

Owning a 45-unit property with a management company at the helm is not my ideal situation since a building that size require an enormous amount of time to manage, to get to know the tenants, to get the tenants to understand how how the late rents will be handled and that is a huge undertaking to let the tenants know they have to pay the rent and how the late rents and eviction process will be handled and there are so many things that need to be organized and taken care of there is no management company on this planet that will spend the time necessary because the can't.

If you want to talk about cherry picking stocks and leveraging, stocks blow ALL real estate on the planet out of the water, hence why Microsoft, Netflix, Amazon and Google have made so many billionaires...Go educate yourself before you open your mouth and act like you have any clue what you're talking about, because no one on this forum is a billionaire real estate investor....But no, keep believing your poorly thought out examples of "education" where you only compare one asset that when cherry picked and leveraged will beat inflation.

@Jap PathIt seems like almost ever title company on the planet is out of pennsylvania - I would recommend calling a title company and asking them as they would know.

That is why passive investing for real estate is such a key driver for the wealthiest people on the planet.

Based on your projected sales demographic, can the flood prone areas be made into a "community feature" that will help your sales efforts, such as hiking trails, horseback riding trails, shooting range, nature area with grouse, greening the planet, or etc...?

There isnt a deal on the planet we would do with someone who we felt was unethical, real estate is a long game, almost no one gets rich on one deal.