Thanks Dan Bryskin I re-read the post and realized the complexity.

I need to re-read and spell check.

I encourage you to reread what Doug wrote and look it at from a standpoint of his trying to enlighten you, not disrespect you.

There are plenty of investors out there who are "suitable" for these investments.My post was a while ago, I had to go back and reread it, I think we are all a lot more educated on this by now.

I re-read my own forum post and thought my question was unclear.

It's like Ludlum, Grisham and Gibson collaborated on a good novel.http://www.dunwalke.com/The amount of detail in this story is so great that it took me a couple of days and re-reads to fully digest what was being laid out.

Hi All, I was just rereading your posts there is a wealth of good information here.

If anyone has any problems with what I posted re read it.

I'm actually rereading it again to ensure I have all my ducks in a row so to speak with regard to flipping houses. 

Also, do your own independent due diligence of the REAL expenses, as well as deferred maintenance.You will need a bone-fied commercial appraiser rather than a residential appraiser.Look at the property's tax returns to see WHAT is really going on with expenses versus NOI.Finally, re-read Joel, and then discover the yield:http://www.propex.com/C_g_capvs.yld.htmMuch good luck with this,Tevis