And your gambling a LOT of $ on trying something out, via purchasing a property to try the waters.     

No, these are all carefully chosen and will never be negative.2) Using someone else's employees at nights and on weekends will definitely save you money...but it is not legal.

I would take the gamble that rates will fall on their own over the next 3 years and live with the result. 

I am in the market of a property manager in Denver Metro too and I was curious if @Grant Tallmadge is still happy with RES and what property manager @Autumn G.has chosen :D 

In some cases, gross income can include recurring capital gains or unrealized income, winnings from a day of gambling, rental income, and sometimes even interest earned on retirement accounts.

Most who gamble to such do not. 

You Want Out of Real Estate InvestingIf you have achieved your financial goals and chosen to retire from real estate investing, you can benefit from a substantial nest egg by selling your properties.

@Kevin Hintz yeehaww interest rates are lower and saving account growing for capital and I have chosen couple of class A and B neighborhood in Myrtle Beach, SC and the Washington DC areas to buy from; also met some realtors and getting familiarized with those area landlord/tenant laws. 

Thus, the "Other Costs" increase significantly if a person were to sell their property in the chosen year.Just fill in everything, including the Advanced Inputs (you'll need to change default 30 year mortgage term to 180 months for your 15 year mortgage)Transfer costs will depend on your state and local municipality.Tax on rental profit will be your current or projected personal tax rate.THIS CALCULATOR IS PRETTY THOROUGH! 

The platform I invest (gamble?)