They are going to be responsible, never get into trouble, and avoid Bankruptcy for the next several decades? 

Detroit has LOTS of exciting business news and is growing for the first time in decades:)Curious as to where you got your example deal from and what city/state it's located in?

This is exactly why it can be so rewarding when you figure it out.I’m clearly biased in my opinions given my investment, but it doesn’t stand to reason that a decade-old company that literally sells a property every 30 minutes and has opened dozens of offices around the country somehow doesn’t have a viable product.

we can buy pre made contracts at the stationary stores .. they have been there for decades.

I took an investing aggressively here - I grew up in a top 10/top3 metro the past decade and what this place has in affordability, opportunity, amenities and population growth projections is unmatched.

If you plan your expenses properly the income you get from your properties will cash flow for decades and that is money you can reinvest into stocks if you want but it is a stream that is ongoing and you can pass down if you want. 

@Jonathan Greene as I'm sure everyone can tell by his BP stats is an expert in all things real estate investing from decades of experience.

Society for decades has said, "of course buy your primary as a first step".

It seems that every decade or so we hit a patch where financing gets tough and sales stall for a while because people are having trouble processing mortgages. 

There's been so much interest in real estate investing and the success stories on podcasts and in books - most of which were achieved over the last decade - give people the real estate "bug" and they often over pay either because they don't know how to run the numbers or because they're just so anxious to get in.