I'm seeing people get into these deals, the Cap rates are so low that even when fully levered using this program, the CoC returns still only hit the mid-high single digits.

This strikes me as a town that has artificially low real estate prices due to government capture by the casino industry.

In between is where we get the bubbles and the busts.Cap rates CAN fall to silly low unsustainable levels - look at Hong Kong and Singapore with 2-3%Rents CAN rise to silly high levelsInterest rates CAN jump to double digits (if this ever happens again, I'm buying 30 year treasuries...)But as you rightly said, most of this is academic.

Here's a current list of deceased from the WA State SS site: http://www.digitalarchives.wa.gov/Search#10 WA State Digital Archives You know as much as I do - I'm learning this along with you.

I think we may have seen this type of double digit escalation before...hmmmm

Finances.Right now, I have two car loans that total $21,0000, about $8,000 worth of revolving credit and my savings are 4 digits.

Plus they're in the works of building a casino in Springfield right now.

at least miminum wage rateif  high volume mail prep service i think their rate is around $100 fee to prep/mail 1000 envelopes at least around here in socalcan depend alot on how addressee list is digitally formatted and such.if manual i'd imagine it would be closer to $1/envelope

I'm a poker dealer at the Rivers Casino in Pittsburgh.

Most sales trainers will tell your conversion rate on the first four touches is in the single digits.