I even have hired an assistant in my company to handle things I can do myself as have countless other organizations with employees. 

I agree that inflation is going to be an problem as I have stated on countless occasions on this board.

There are countless excpections to this rule when there is distress or improper management, which is what real estate investors TARGET.

I have read book after book....and subscribed to countless "guru" sites....all saying the same thing, "If I can do it, you can do it."

1.5 years construction site, 10 vacation days wasted, 4 assembly appointments, 2 planning appointments, 2 surveying appointments, broken electrical appliances, countless emails and telephone calls ...

Believe me, I've spent countless $1,000s on REI stuff when I first got the "bug" in 2000.

@Mindy Jensen...I worked in the glass tile/mosaic business for a high end glass tile supplier for high end homes and businesses, supplies countless customers with grouts and sealants and certain sealants actually cause the grout to look darker and dirty.

If you're looking to learn, go to a meetup website and join the countless free/cheap groups in San Antonio, you'll get much more bang for your buck.

I have invested several years, $10,000s into education and read countless books.

So I have looked been looking all over the net for the answer to this, have watched 2 webinars, read countless articles, and they all say the same thing!