But my lack of long term market understanding lead to over extension on my personal buy-and-hold properties. 2008 destroyed me as 95% of my tenants decided they no longer needed to pay... and some even decided that they were entitled to my mechanical systems and metal materials like plumbing and wiring... one even burned down a multi-family building.

Or I can Buy a Stock or ETF that gives me Dividends and hope that this next downturn is not going to destroy the value of the Stock.

If the answer to 2 above is to replace the sink is there a way to do so without destroying the counter top?

If they continue down their current path they will end up homeless and their credit will be destroyed for years.

On the flip side are war zones with homes for 20k that probably need to be completely rehabbed but then filled with tenants that might destroy the place or kill me when I go to collect rent (exaggerated, maybe).

On the flip side are war zones with homes for 20k that probably need to be completely rehabbed but then filled with tenants that might destroy the place or kill me when I go to collect rent (exaggerated, maybe).

Or the tenant does not destroy the house.My question is are my numbers and expectations realistic?

I also forgot to mention, if that tenant destroys the interior, or any portion of the home for that matter AND goes ghost...good luck.

Nothing to hedge the increasing Capex, while inflation destroys the non-appreciating asset.

I haven't had many issues with students destroying my properties - and while it would be a little pain to deal with you can always go after their parents if they were co-signors.