in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

Materials have increased more than 20% in the last 5-8 years.

My family has had rentals almost 50 years.  

I may need to check on this, but my insurance company told me years ago that a tree in good health falling is an act of nature and the responsibility of whomever yard it falls into. 

Over the years the only place I have lost money is the stock market.

@Ross DerouenBigger Pockets is a great place to find an accountant specializing in real estate taxation.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your accountant remotely to expand your options.I would also recommend looking for an accountant willing to work with you throughout the year.

I spent 2.5 years getting all the utilities to the property.

The energy in the market is shifting, and we are anticipating that the January data reports, which will be released shortly, will reflect this momentum.The chart below shows the annual cycle of decreasing inventory in Q1 every year for the past 5 years.

He gives an example of 123 Main street (total profit/total invested capital)/time in years.

Out of pocket, it is at least $1000 a year but I think it is worth it in the long run.