For what it's worth here are my observations.........1- 80% of the information on investing in real estate being sold ranges from totally worthless to incorrect and or possibly illegal2- another 10% might work under some circumstances but either the recipient of the information needs a much more educated and experienced background than he is led to believe or the circumstances regarding the success of the method being sold are limited to a certain geographical area or a certain type of market3- the 10% of information that has value requires work, dedication, persistence, education to be used successfully.4- Certain types of individuals can self study utilizing free information available online and learn as much or more as any program or course will teach them5- most gurus are not currently successful using the methods they teach; they may have once been successful in a particular type of market or in a particular location, but they are not currently utilizing the method they teach successfully.

The 4% is an average, if you're an observant investor it should be no problem to beat that average.

The court cited corporate veil-piercing cases and set forth the following factors considered in a corporate veil-piercing case: insufficient capitalization, non-observance of corporate formalities, nonpayment of dividends, insolvency of the corporation at the time of the litigated transactions, siphoning of corporate funds by dominant shareholders, non-functioning officers and directors other than shareholders, absence of corporate records, use of the corporation for transactions of dominant shareholders, and use of the corporation in promoting fraud.

That's an excellent observation.

It (the LLC) is a business and if I need to foreclose I don't have to observe a boat load of new regulations (new state statutes) that may severly complicate the foreclosure process.

As you've observed, what you get for a specific costs varies widely between areas.When you buy, you are either "renting money" by getting a mortgage or giving up potential returns if you pay cash.

But what I have observed correlates with a lot of the comments here.

This is my observation of large apartment complexes.

I have found infestations by observing only a quarter inch mud tube (all that was visible at that house).Now my advice: Make any purchase contingent on a wood destroying insect inspection and hire a professional and accompany him/her during the inspection.

This plan will create wealth for them even if we have no appreciation in value as long as rental income keeps up with real estate taxes.John, having said all this I appreciate your observations and would be very interesting in hearing about your failure in this type of market.