I believe San Diego is a great RE market but the reality is it is very competitive and most purchases have negative initial cash flow.  

While appealing in theory, the reality is different.More units do not result in increased income reliability.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

YUP this is reality in Oregon.. if your going to be a landlord it makes you committed to long term. 

Although D neighborhoods may cash flow on paper, in reality these are more suited to very hands-on local investors.

Quote from @Jerry Cox: Has anybody had any experience dealing with Opendoor Reality Group in the Atlanta, Marietta, Ga area?

Let’s unpack your ROI question in a way that reflects the reality of your financing setup.When calculating ROI with multiple loans, you’ll want to include all financing components in your cash flow analysis.

Like I said, the calculator is telling me it's possible on some that I see on market now but I'll have to see if that is true in reality when I run the numbers with a lender. 

This is correct, but that .5% is IN ADDITION to all the other closing costs associated with a refinance (Title/Escrow Fees, prepaids, and depending on the bank, Underwriting / processor costs) - so in reality it can be a little more expensive to refinance with IRRRLs.

is.... well it's idiotic, no 2 ways around that reality, it's dumb squared.