I remain very surprised not to see movement in rents and the movement being up if anything.I just get this over whelming feeling that we are all holding our breath- and the sooner they can start testing the general public the sooner we can get back to life.

what gets me out of bed everyday is breath in my lungs a beat in my heart and the ability to consistily move forward , to be able to help as many people that I can in 24hr's 

Those would be the people who didn't lose great jobs.It feels like the economy is just holding it's breath right now. 

Depending on the market I’ll usually do a Trumpian orange or a Bidens Breath blue

A 60% equity stake is a good target that balances risk/reward. 100%...via a 80% ltv mortgage and a 100% HELOC is obviously the most risky, and paying off your loan to 0 is not financially risky, but it’s not fair to your future self, which I think is even more of a risk for not living up to your true potential.There are people that will disagree with me, saying it’s SAFE, you will have major cash flow when your mortgage is paid off and you get rid of a payment and you’ll be able to breathe easy, low risk, etc.

As a retired landlord (13 years as an inner city landlord in Detroit and outlining areas) and so many people asking questions about investing here, let me say this......YES there are still some sections in Detroit that have beautiful homes.YES they are selling pretty cheap.Tons of Property Management Companies are popping up day by day, their chops drooling with the though of all the money they can make by managing all these wonderful properties for outside investors who don't have a clue as to what Detroit has to offer.Despite the fact that I physiclaly, lived and breathed being a landlord in the City of Detroit all these years, 24/7, seen it all, that most of you will never see in your entire landlord career, I am still challenged by some , and asked, "Why do you try to discourage people from investing here".

As long as you're kicking you have the ability to get up, breath deeply, and take stock of the opportunity ahead of you. 

Think of shows like Dance Moms and then have 300 of those ladies breathing down your neck for 5 years straight... definitely learned how to handle people in a calm and collected way.

Your also correct to make sure they specialize in real estate and I would insure they own investment real estate themselves, because I would want someone who lives and breathes it.  

@Owen DashnerI bought two neighboring homes for $92k (41k and 51k)The basements of both were black with mold and you could hardly breath in the houses.