@Tony Gunter i understand but maybe for me i believe that appreciation is kind of gamble because it will be affected by a lot of factors while cash on cash is kind of solid.

In theory, PMI shouldn't be necessary if the underwriters gamble on the right applicants.Of course things happen.  

I used to gamble and was pretty good at it, especially blackjack  / 21. 

Regardless, it is an authentic account.

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In every project someone is taking a gamble.

Of course, you can never wait until you have everything, but it seems like there is significantly less one has to work with before starting real estate investing, making one's attempt feel more like a gamble than a calculated risk....Or is there?

My lender recently notified me that freddie mac & fannie Mae guidelines have changed that don't count gambling income as "income".This puts me in a bad position as I want to invest in more homes, but without getting financed I'm limited on what I can do & at this moment I don't want to change jobs because of this change.

@Derek Daun LoL, I was stationed in Las Vegas for 5 years and I always compare insurance to gambling casinos....you give them your money and they never have to give you anything in return.  

However, after my last transaction I realized that there was one other clause we should have added: If any repairs are agreed upon by both parties, such repairs must be performed by a licensed contractor and seller must furnish proof of authenticity of repairs.