It was an ice box inside the house with nobody home, all blinds open, and a blanket on the couch for when she got cold I guessed.

Then when the market crashed many equity investors as we know got hammered ( I was one of them) So then the Marketing companies repositioned the message and came up with a few new tag  lines:" appreciation is only icing on the cake its all about cash flow don't care if the asset ever goes up in value"" Live were you want but invest were it makes sense"and so on.. so you have the last 10 years of investors primed for cash flow and primed to buy were the numbers are highest vis a vi a passive rental return..

Need to ice in front now. 

I recommend that, instead, investors view appreciation as icing on the cake, a bonus that will assist in the investment but is not the basis of that investment.

That is well vetted. 4 years of vetting in court and legal system dictates well vetted. 20+ is icing on the cake. 

I think my intent with this meeting was to break the ice speaking to someone in the field who understood business more specifically RE jargon.

-- We didn't rent to her for a number of reasons, that was just the icing on the cake.

The cash flow was just icing on the cake. 

Cashflow is just the tip of the ice burg.

Like an FHA I had to live in one of the units for 12 months but I luckily didn't have a single vacancy through my first year and was able to not only pay all of he expenses but cash flow a couple hundred dollars every month.Now my 12 months is up and my unit that is being rented out is even more icing on the cake.