I am a person of average intellect and I have made a lot of money with that process.

Unfortunately people who grow up poor don’t have much choice, and old habits don’t go away even after they are well off (and even if they have the intellect to realize what they are doing) 🤗 

Think seat belt laws, they are not in place to protect individuals of average intellect.

Then it will spread to your areas or other states like Illinois, Mass, NY, Oregon Washington, then it will spread like wildfire.It's an easy vote getter for politicians even though 99/100 economists say it's bad.https://www.policyed.org/intellections/no-vacancy/...What actually happens with Rent Control: Video  https://www.policyed.org/intellections/no-vacancy/...

I hope people of any level of intellect/education would recognize hyperbole.

BUT.... as I know there is a very large development of a Train Station HUB just a few blocks away, I am using my intellect and know that it will eventually increase my rents as the demand for the area increases.Eventually, 10 years from now, and that Train station hub is opened, I will reap the reward of approximately $4k per year or $383 per month increase in cash flow.You cannot do this kind of analysis with a Cash on Cash Return.You need the Internal Rate of Return.When you want to talk to the big boys, the Investment Bankers, the Commercial Lenders, your own Partners, sophisticated investors, etc., you need to understand IRR, how it works and why the one shot CoCR is just not correct.When you really understand these calculations.... the all kinds of scenarios can be modeled.When you understand all kinds of scenarios, you can begin to predict the future with accuracy as you use your God Given Intellect.

Today, it's $1,850 EACH.I also like to use the disclaimer that Past Performance is NOT indicative of Future Performance.However, people need to use their Intellects to take into account ALL the parts of a Real Estate Investment, including Cash Flow, Appreciation, Mortgage Balance Reduction and Tax Savings.For the above property, the appreciation rate was 12.26%.

College doesn't turn a below average intellect student into a superstar employee.  

Every one of my properties that I had bought in the 90s and early 2000s look GREAT.... but there are always peaks and throughs.I buy in Localities where the peaks always exceed the previous peak in with shorter time frames.I also use my intellect to tell me what deals are good for the future... for instance, buying a property where there will be a train station that will open and take people into the City for work in a short period of time.I fully believe if you dig deep into education in all ways, you will notice the above and other reasons to follow particular strategies which will offer your protection against market timing as well as a hedge against a bad deal.Maybe Phoenix is more like NYC?

Completing college shows intellect curiosity and drive.