We are currently in the opposite market.Now we have neophyte “gurus” "touting buying with overleveraging off of the MLS, with no money out of pocket" with no understanding or regard for the future.

No offense but your post sounds very advertisy and no way income and expenses were categorized opposite even so you didn't lose on the income because it would've negated the expenses and vice-versa.Why would your bookkeeper add any equipment depreciate, this is your CPA's role unless that person was doing both. $20K additional income?

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I just did the opposite for a client on a flip.

Exact is the opposite of the goal...buy in growing areas and add enough value (force appreciation) where precision of execution, management, or valuation is not needed/relevant.

If anything, you should be doing the opposite. 

  so I just read an article on the difference between quartz  and granite and the writer is saying just the opposite of the two posters above.

On the opposite side of the coin you can buy land for storage units in places where the land can't really be used for anything else (Near RR bridges, highway off ramps, etc..) .

This creates so much positive leverage without much riskbut buying a retail priced asset, like much of the real estate market today, and putting market priced debt on it seems like the opposite - higher risk without an exciting upside I would not do the same now.Leverage is great, I don't care about even 7% rates, it's the retail asset prices that make me steer clear