For me there is nothing better than curling up late at night in front of a roaring fire and reading a big, thick book on taxes. 

It sounds like you are right in the thick of it and making it happen - that's exactly what we should all be aiming to do!  

Michael,i appreciate the response thank you.just to be clear, I have thick skin, been doing large scale construction for 23 years and transactions totalling in excess of $200mm but it just caught me by surprise in one of the forums when someone had asked about a investment property str and it was a vague question and got a "holier than thou" response and when they responded back they essentially reduced the person to a you tube investor lol.

Again, you’re going to need binders (I always use white binders) that are 2 inches thick this time, not 3 inches like the ones you used for the mail system.

If you're going to be in RE, you need thick skin anyway, better to grow it here than with someone on some deal. :)

If you don't apply 2 coats any touch-ups you do in the later years will be noticeable....and I have heard all the painter excuses and "thick coat" arguments. 

Mobile homes are as thick as ticks on a hound here, and REOs range from $10k to about $60k. 

The city requires the garage concrete floor to be a certain thickness when it is inhabited vs. just used for vehicles, so I know someone who had to excavate the floor then pour a new foundation that is the proper thickness.

Concrete is the easy part.  2 x 2 spacing with 1/2 inch rod; 6 inches thick walls/sides; vapor barrier as needed.   

Say the interior walls are about 6" thick.