Hey everyone, thanks for tuning in, this is NOT CLICK BAIT.So here's what's going on:So as we all know location, location, location has been the golden rule of real estate since humans have ever existed.

I'm only human :) There are just so many new investors making decisions to buy without fully thinking things through and I've seen that end very badly when market conditions change.For the record, I like the way @Chris Seveney simplified the structure.  

They are human after all.I recently had a townhouse rental property I owned appraised.

behind the business aspect of being a landlord , is being a human being. will it put you out to get the full payment on the seventh?

You don't have that whole HUMAN/personal element involved, it's strictly business, baby!

As you drive away from downtown, it gets rapidly worse.I do a lot of contract serve work with Habitat for Humanity in that specific area.

In other words, are we like a for-profit Habitat For Humanity or is that just dreaming?

If you're doing a 15-year mortgage, you're no longer playing the cash flow game, you're playing the equity game.Assuming you exit on the 15th year, let's compare the cashflow of this property unleveraged and with 100% leverage.Since the IRR of your property without cashflow is higher than your rate of borrowing 8.79% > 5%, it makes sense to lever up as much as humanly possible AS LONG AS you are comfortable with taking on the risk of lower liquidity.This assumes all of your assumptions are right and doesn't get into nitpicky stuff like the fact that you don't have PMI on a 100% leveraged property.

I would really like to get insight into the local market so I can feel confident about choosing a good deal, its kind of pricey here, and I keep reading that we may be headed for a downtrend in the markets.I have volunteered twice to work with Habitat for Humanity to get some hands on with construction, but most of the skilled labor is left to the professionals.

I've had some experience with renovations (habit for humanity, family members that have built their own homes, personal projects, etc), but risking the solvency of my investment on it seems like the wrong plan.