Bank money is cheap right now so don’t leverage all your $1M at this stage in the market.

The reason for this is simple.....women have a greater attention to detail than men do when it comes to interior home design & staging.

While others require an investor to stage the house in hopes of a sale within 60 - 90 days.Nevertheless, good luck!

I had one "training house" that was never leased, simply a property used for instruction, techniques of painting, caulking, cleaning, HVAC maintenance, plumbing maintenance, electric checks that homeowners could do, some didn't know how to mow a yard, throwing the grass to the center of a yard before it gets mowed (going the wrong way).

Location and proximity to work centers in one. 

I am older and have been through many stages. 

Don't try and get ready for everything in the beginning because it's impossible and you'll never get started.Go through the education, get a general Idea of what has to be done at each stage of the game.  

:Everything cash flows when you pay cash @Joel Owens  How long does it take to save up enough for a 3M strip center?

Only slightly off topic as I'm responding to the "carrying the right Insurance" thread...My sister was in the last stages of a year long renovation of her home.

The difference between factoring in vacancy or not doesn't matter.It's a coarse rule of thumb,  use as little inputs as possible: don't factor vacancy in (at this stage of deal evaluation)