I will e-mail him a question and usually receive an answer (clear, concise and courteous- the golden combination!)

But focus on long-term ROI and performance and you'll be golden. 

@Rich Ferradino probably less but comps are between 65 and 100@Dan Golden that makes much more sense!

Dont think of a license as a golden ticket, the golden ticket is you and your ability, personality, networking, risk aversion or lack thereof, access to capital, etc

Or maybe over time as you realize which properties are the "golden" properties, only those can lumped into this model, and the bad apples continue to contribute 5% into their own repairs/vacancy/capex.Again, I'm not sure this will work, but thought it might be something that someone that may have tried it in the past can chime in on.  

@Nicholas Bailey It all depends on the quality of the building and the degree of renovation...if this is a non-renovated structure...you'll have a ton of headaches...if it has been brought to code and is suitable for occupancy with decent systems (HVAC, water heater, electric, plumbing), and on city water and sewer, you're golden...should be a great additional profit center for your investing...

Here's the thing in real estate there is a thing called the Golden Rule; he who has the gold makes the rules.  

I wish there were more because this list would be golden if there were a couple of thousand in my market! 

Haha, no worries, honestly if you add together your Repairs, CapEx and Misc. line items together and call them all CapEx (which they are) then you're golden!

But the story is, if you can find anything east of JFK that you can get for a deal and rehab and flip, you're golden.