As you said the companies moving here and the job creation with the tourism make for good insulation. 

Let's use the example of a turnkey deal that is 8 units (4 two unit buildings) at a purchase price of $300K and an NOI of about $50K, in an area that will see only very modest appreciation.What kind of loan terms would you seek to really hit the sweet spot in terms of cash flow/risk/wealth creation?

If you are looking for something entirely passive, but with all the benefits of physical real estate ownership (depreciation, LT cap gains, debt pay down, value-add equity creation, etc) but run by a professional team you might consider investing with a syndicate.

Wish I had expanded sooner as this only means greater cashflow and faster wealth creation, however ... hindsight 20/20.  

Don't confuse buying for market appreciation with developing and or rehabbing which are both strategies of equity creation that the cash flow investor employs in conjunction with his cash flow purchasing.

That opened the door for the creation of the CDO marketplace.

Conversely, NO burglar or car thief wants anything to do with a minivan full of dads and husbands armed with Samuel Colt's finest creations.

Real Estate for wealth creation, for sure.Best of profit to you!  

If an investor needs income wealth creation is the by product, but investing in the Midwest or other similar areas is needed, wealth creation happens through equity pay down, depreciation, and 1031exchange.For a high income earner who want wealth creation through appreciation, depreciation and equity pay down by tenants, then cashflow is the eventual outcome.

Hi BP-I recently talked with an attorney about setting up an LLC to hold a couple of rental properties.  Previous rentals had been held in my own name, but I wanted to transfer current properties into an LLC.  I had h...