My nephew when to Cornell and played football. 

I do not wish to divulge that here simply because I don't want the thieves to know how I play my hand. 

Is this ultimately a land play? 

The theory is spot on, in practice however that logic rarely plays out - at least in recent years where multifamily has been crazy.

I understand that starting condition and location will play a factor here, but just wondering what your experience has been.

Figure out how you want to handle you investing and what role real estate plays in that. 

Not me mate,F@$# it tho.I'll just show up one day and knock on his door hahaTeach him how to play football and not how you Yankee's call it "soccer" hahaha My fault, I thought you knew the invitation was open! 

One thing to remember is the flipper will have $30k- $40k in financing during flip and closing costs to buy the home then another $25k when they selll so that will play into the numbers that need to be considered. 

I sell insurance and prepare income tax returns but I am not an attorney and don't play one on television or radio.The Illinois Legislature has a law either pending or just passed that will GUT LLC protection.

These will be LTRs and I will most definitely be playing the long game with these.In addition, as rates go down in the future (hopefully) I plan to refinance as most of us do.