The cost of labor , materials , property taxes , inflation , interest rates  etc .

Yes, full access, so not outsider uninformed of what's being said, taught, promoted, and NOT said, taught etc.. 

Great marketing material on. 

I’m looking for some advice and guidance.I get-it how many want to promote "there" way of doing things, and often state it as "you should ___", because it's what they would do. 

I would say it's more of a scam to offer a seller <70% on a property that needs $5k in material repairs  and flip it for 125% without stepping foot in the property.

Mortar, paint & bonding materials deteriorate leaving cracks, gaps, etc. which can be concerning to look at, but this is very often addressed with repointing.

The appraised equity rarely materializes on a sale in these markets but the appraisals offer false impressions of the "asset" that was acquired.

Materialism is his love language.

Real material cash flow is basically 50% of your net income.Cash flow is a metric that requires a debt ratio.

But, I am not willing to commit to 50 years (if I am lucky) of never harvesting material equity from my rental properties at this time so that she can inherit potentially millions or tens of millions of 2074 dollars at stepped up basis.I plan to pay the tax man and spend some of my money at some point.