@Thomas RodgersI agree that education is the first step which is why I have been spending at least 3 hours every day reading, listening, and exposing myself to everything I can find about multifamily investing.

I have to assume every day people are refi'ing those!

Remember, everyday is costing you when you are in hard money.

It's kind of the same concept as doubling a penny everyday for 31 days which is $10,000,000.00. 

I KICK MYSELF EVERY DAY FOR THAT DECISION, but at the time couldn't pass it up.Fast forward a few years, no more license but looking to finally get in the investment game...part time at first, but eventually want to take this on as a full time career!

Hey there BP members, I recently came across BP podcasts and have been listening to them everyday since then and reading all the books I can about real estate investing. 

I love the podcasts and listen every day on my commute to work. 

Being underwater doesn't matter to the borrower although strangely, I get "I'm underwater" as a reason for their default every day. 99% of all borrowers that buy a car are underwater the minute the brake lights hit the curb when they purchase.

But let's face it, that happens every day in all aspects of business (often times with little consequence).

Every day I am grateful for doing this and I encourage everyone to invest in real estate.I wish you good luck and success.