Millions of dollars are donated, more in grants are ear marked for this "industry".

Great thread, it ought to get some sticky thing or earmarked as reference! 

Being wise as you are, you are going to take at least $500 of your money that was earmarked for rent and sock that a way  along with the additional $178 excess and after the first year you should have roughly $8136 for your maintenance reserve.  

I'd be very disciplined with your tax-free cash after the refi and earmark it for real estate.  

If you have arranged a 100% vendor carry, it's probable that agents are not involved, but if they are, the terms of the agreement should stipulate how commissions are paid {Vendor pays them out of pocket, or the first x-payments from the buyer are earmarked for the agent(s)}

It is clearly an income equivalent, because the monies are earmarked for housing needs only and the tenant never has their hands on the money.  

But unfortunately, this will cause a hardship for many lower-class families that are just trying to get a break, and we'll probably see a rise of homelessness:From http://projects.scpr.org/broke/ ~"Despite federal and state money earmarked specifically to support children’s wellbeing, government programs are inadequate to meet the region’s rising housing costs and falling incomes, leaving the poorest families on the street.California’s version of cash welfare, CalWORKs, gives a parent with two children a maximum of $714 a month.

On the flip side, single-family properties, particularly if earmarked for short-term rentals, present an avenue for substantial returns and the chance to leverage your existing expertise.

I do not understand how they are able to keep tabs on the water underground or earmark it for the communities that cite it as their 100 year water supply.  

Essentially, it serves as a repository for expenses that can be planned for but don't occur monthly.1-5 Years - Investment Savings Account: The funds in this account are specifically earmarked for building up capital to invest in real estate. 10+ Years - Retirement Account: This account is dedicated to securing my financial future during retirement.