@Trevor Haney - I was thinking more about business and automobile insurance, marketing, website, state licensing, the cost of a bank account, tax prep, etc.  

You hold the erroneous belief that the US is somehow immune from market forces.

What do you think the insurers place the money for the cash value in to immunize the risk associated with the liability?

If you've identified a abandoned house, get after it and don't give up until you reach them by plane, train or automobile.5.

Some have major immune system issues, cancer, etc. 

So you've got equity gained by retiring the debt with the tenant's payments plus the equity gained by the asset appreciation and it's like a double bonus.Debt that is not productive or is for depreciating assets, such as for old credit card debt or automobiles, is the type of debt to avoid.

Oakland County will be immuned except the areas I named because of the nicer housing stock and schools.

Not saying you necessarily think that, but want to make the point since most newbies miss it and some investors have actually deluded themselves into thinking they are immune.

If Rob is a car enthusiast making 6+ figures in a W-2, perhaps a luxury automobile is something that provides personal joy and satisfaction.  

Infected or (black) water combined with time and high temps brings about a contamination issue.