I have been running these through some spreadsheets to figure out the basic financials and the conclusion seems to be: most stuff out there (on the MLS) has too little cashflow to justify the price.After talking to some brokers in the area, I am thinking about looking specifically for MFR's that are in need of TLC, where the owner is willing to do seller financing.

I think I had read one of your posts about double taxation in Memphis area, and was basing my conclusion off that. 

@Kent McDaniel - I haven't read other's responses, so while my response might sound similar, I reached the conclusions independently. 

The lawyer also came to the conclusion I️ was exempt.Now, I will say you should also look into your local statutes as well.

I got pretty good at making those statistics prove the conclusion I had previously decided upon. ;-)

I'm going to try to establish this conclusion and then support it:  a 401k is not safer than real estate investing for the same reason you point out, and ultimately the answer to your question completely depends on YOU :) 1.

I was indicating that academic studies have shown, there are breeds noticeably (enough to draw that conclusion by scientific evaluation,... not estimation or similar based off anecdotal evidence) more likely to bite (violence).

His conclusion was that even though the San Diego housing market was hot, he didn't see it as a threat.

You draw the wrong conclusions because you are looking at the wrong data.

in conclusion, you believe otherwise, fine, agree to disagree.