When you say that you are out $400/month, is that after factoring in the pay down on your loan or is it just pure cash flow? 

Rates for pure investment properties tend to be higher than those for owner occupied. 

It’s tough not to love a pure net lease to an investment grade tenant who typically pays above market rents and signs 30-40 year leases with another 20+ in options.  

With buy and hold, though it can be passive in nature, allows for so many levers to be pulled by the more active investor to force this appreciation and unlock even more earning potential.If your main goal is for that purely passive, diversified play, REITs provide a great option, but if you are looking to maximize the return on your invested dollars, though possibly more risky, getting into the mix as a buy and hold investor provides for the opportunity to accomplish so much more.  

But for pure ROI, you can’t refute the data.There really is no magical formula here: inexpensive properties + year-round bookings = highest profits

What makes a self-directed IRA custodian different is that they are not purely connected to the public exchanges and limited to investing in stocks, bonds and funds, but rather have the staff training and paperwork to document the IRA's investment in the more individualized transactions that occur when investing in real estate, notes and other non-traditional assets.

Chances are a slip and fall will cost less then 2 million - even if a judge finds you at fault (remember, your property is up to code, you have handrails at the stairs, you have a snow/ice service etc) Also, you are leveraged, so you don't have a whole lot of equity/net worth to come after, which makes it less attractive for an attorney to take on a lot of work, for maybe a little payday.If all that is not enough, set up an LLC - it acts like a firewall if done correctly and contains the financial damage within the entity.The other way round, here is what NOT to do: own a 3 million dollar appartment building free and clear so it's pure equity to go after, in run down condition, with burnt out lights and broken handrails on an icy winter day and nobody comes to salt, next you forget to pay your insurance and of course you don't have an umbrella policy.

How much of the $226,000 capital gain ($326,00 minus $100,000) was due to the inflation over that years since 1994.According to an internet search, between 1994 and 2019 there has been 73.1% inflation, therefore of the $226,000 capital gain, $165,206 was due to inflation, and leaving $60,794 as "pure" capital gains minus inflation. 

Emotional decisions cost more than pure numbers.Good luck!

I'm purely stating that in general, i don't like to pay upfront especially if its for crew wages and not material.... i personally think that's a red flag.