My bank can refinance at 70% of appraised value, so at $70k less closing cost, I'll have enough coin to take the kids to Chucky Cheeses (if it ever opens) and have an income producing asset for ZERO out of pocket cost.

If you believe in software-generated graphs showing you "before and after" - then I have a warehouse full of weight loss supplements and anti-aging creams and house-flipping-millionaire courses to sell to you.

As we used to say in the Navy, "the cream always rises to the top."

Like all good markets, the cream should rise to the top if there is more transparency and accountability. 

Also DCR, or why to look at the 10yr treasure when you sign an LOI to buy and right before closing because the trailing 12 looked like swiss cheese after shredding the proforma without looking at it.

Use it to build traffic since you need to fill the funnel at the top with lots of prospects to be able to select the cream of the crop.

No candy, no cookies, no ice cream, etc. 

A 5 year old wants ice cream for breakfast.  

Maybe buying and renting ice cream shops in rural North Dakota is your thing.

I paid $8 for a bagel with steak and cheese one morning.