Forced Apperception (BRRRR or buying at a discount) allows me to build in equity from the beginning of the investment in case I need to fire sale the property for an unforeseeable reason.Debt-Paydown and Tax-Benefits are just a result of owning real estate and can be more-or-less predicted over a time period.

Pros:- Everything is all in one place- Easier to manage, less hassle (likely)- More predictable - Easier paperwork Cons: - Less liquid (have to sell all or none) - All eggs in one basket Just off the cuff, those are my initial thoughts. 

I want to purchase properties all over the U.S. in specific areas that my wife and I calculate and predict high returns on with multi family units, apartments, duplexes, etc.

Thanks Stuart.I don't think a "thesis" is necessary for real estate investing.Your mixing "thesis" with speculation and prediction IMO$1m in cash is retirement for someone that knows what they are doing in "low barrier" markets like you mention.Same can't be said for higher entry markets.Those that don't know real estate will loose no matter where or how they invest.Personally, I don't care about appreciation as I don't get out of bed unless I can net cashflow 20% net on a deal.For example, just bought a 6 unit in a B class area for $160,000.Currently occupied and renting for $3,000pm.Once minor rehab of $50,000 is completed, rents will be $4,500.I have an offer to sell as is for $250,000.ARV is $350,000.When interest rates go down, value will increase even further due to commercial lending being easier.No need for appreciation on such deals.I'll take them all day long over any appreciation potential.Again, just my opinion and each to their own.

You can't predict what the HOA fee will be next year, assessments and changes in rules. 

I bought the land for $180 per 1 lot (4 adjacent lots, making one big rectangle)I don’t think anyone is quibbling with your comps or predicted sale price.  

I'm planning to have ROI, rents, cashflow, expenses, debt service, repairs/maintenance, return on equity, appreciation (I think this works over the long-term, kind of hard to predict in the short term especially with what we've seen in the last few years, but I usually conservatively estimate this anyway at 2%) and return on equity.

And to date, not 1 of the naysayers and doompreachers has come onto BP to recant there "certainty" predictions that were SOOooo wrong. 

You need to be making predictions on a property by property basis of both cash flow and IRR.

It is also hard to predict timing if mid-term rentals will extend.