Jack,since you run Gelt and do private lending, think of being in first position on a loan with a private lender and that lender just randomly assigns the loan to someone else without advising you.

I work random jobs and/or travel May-November. 

Imaging if you close on a deal with low cash-flow today at a 6.5% interest rate and then refinance at 5% in 5 years after paying down some principle.

I did however forget about $3,000 from title, attorney, appraisal fees, and $2,500 during buy, in the calculation from the image I provided so thank you for that.

-is it a good time for a person with no savings and no experience to take out a HELOC or personal loan and buy a random property in a state they've never been to using 100% leverage because made up spreadsheet math assumes no vacancy or capex or repairs ever and rent growth of 9.2% a year until 2074? 

Seeing it in person looks much different than video tours and Google map images  I also agree on buying a condo.

The inputs for the image in this screenshot are as follows:500k purchase price duplex.Rent each side for 2k/month (this is after you move out)5% down paymentClosing costs: 7k6.4% interest rateInsurance: $250/monthUtilities (paid by owner): $400/monthVacancy budgeting: 5% of monthly rentMaintenance budgeting: 8% of monthly rentCapEx budgeting: 7% of monthly rentEven though you are negative $312/month after budgeting for future expenses, your net worth ROI is massively positive.

But after a few years, I got really sick of being kept up late, dirty dishes always in the sink, having random girlfriends or other people come through the house, A/C running colder than I'd like, etc.In hindsight I wish I was more organized like you were.

Dont want to make a mistake that it might be someone random pretending to own the company.

Good investments don't get spammed to random strangers on the internet.My barber doesn't stand on the side of the street and tell everyone who walks by they need to get a bowl cut.