I've pretended to be the employer for many of my friends over the years and have gotten good at it.

So because of that I"m going to suggest you pretend you don't have that money right now and start reading and reading and reading this site and find a niche that appeals to you.  

ARV’s as well but to pretend a 80k full gut rehab in south philly gets it done anymore is just silly

Pretend you're moving there... get to that level of knowledge.

When someone insinuates that the market could be softening, why does many  operators  go out of their way to go into denial and pretend like they’re doing great?

If equity is pretend wealth, which I believe is your opinion, the moment my purchase loan closes with my down payment I just transferred that money from real to imaginary.  

I'm not an attorney and don't pretend to be one, butI've never seen the state say oh, yes we got notice the lien is wiped out. 

If you wait until there's a problem and then try to address it, you may never be successful.Another suggestion: create a company name and pretend to just be the "on-site manager" for the owner.

It's ok that Ds are more anti landlord (or more pro tenant - or however you want to frame it), but to pretend like it's not true the way that you are is really bizarre. 

Pretend it longer exists.Step Three: Grab one of those shiny new HELOC checks and write up a payment to your primary mortgage company.