No one is going to guarantee tenant quality and then you are talking about legal fees and tenant caused maintenance that crush cash flow.

Keep in mind also: if you gained virtually zero equity in the last year by pure appreciation, then you can't be guaranteed any/much further appreciation over the next two years either, right?

Who is guaranteeing the lease?

.- Top Property Links: Direct links to benchmark against leading properties in each marketLooking forward to your thoughts and suggestions! 

It's no guarantee but it's a good place to start.

I guarantee the month after the meters come on, the person responsible will fix their leaky toilet or cut back on consumption.

(Say on the initial purchase if someone is buying right now).3) I can lock in a guaranteed better rate now and enjoy the lower monthly payments now, and only pay maybe 1 or 1.5 points instead of 2-2.5 points later when I have to hope that rates come down again.4) This also saves a lot of time which is an important consideration as some refinances can take 30 days and a lot of paperwork gathering and headache etc.Again, my thoughts on this largely revolve around risk aversion. 

Sellers want an easy guaranteed transaction. 

I'll link it here. 

If you are ever up in Chicago I'd be happy to link up as well.Your decision-making skills as a vet/emt will go a long way in real estate.