We do a lot of ultra-short-term lending, we're flipping, and we had some ground-up construction deals we've been working on for some time.

Your analogy about a Car sale is completely irrelevant (yes, I am using that word again) because HERE we are dealing with the ethics of AGENTS (which ethics should be no different in any RE transaction they are involved with than if in fact they WERE the Agent acting on behalf of the Seller - you've boasted about have such ethics too)! 

Reunion has condos, townhomes, single family and ultra-luxury up to $14-15 MM.

It also boasts a rich cultural scene, with a wide array of cuisines, art, and music.

As mentioned we boast a great combination of appreciation and cash flow.

You must be hanging out with the wrong crowd ;)I can introduce you to a ton of ultra wealthy wealth advisors but sadly, no financial planners.  

When I call my network of owners and listing brokers they want to know I have exclusive written agreement, control of buyer, and have reviewed financials.By having ultra clarity on the buyer profile and ability to perform it helps gets shown off market to pre-market opportunities.Case in point had early access to one for a client the other day.

Hi Davon, I definitely can't boast Los Angeles in terms of cash flow BUT there is a lot of appreciation and tons of value-add opportunities.

Self employment can be super fulfilling so I'd be looking at what you need to do to save 10k a month.Real estate makes most people millionaires, but don't forget that the ultra rich have most of their wealth tied to business interests. 

While the 70% ARV seems like a great general guideline to follow, I've found it very difficult to get deals that fall under that rule in ultra competitive markets.