Cashflow is break even at best...

Im finally making my break to get into real estate investing.  

Your on the right path and even breaking even or losing money isn't always a loss.

Working with town officials...especially when they find out after the fact...can be very difficult and doesnt help build long term relationships with people that could make your life hell.More importantly, I'd be worried about the personal and legal ramifications of...say a fire breaks out in a non-approved unit.

That does not include any of the tax breaks and other benefits. 

That being said, if you break down what they do, and compare it to similar companies, it doesn't seem to warrant the extreme hatred they get on BP, unless maybe people are just jealous that these guru programs can make $40,000 for listening to questionable advice, when no one will listen to their good advice for free?

In high appreciation areas of Houston, 1% is a benchmark, but the investors in that space know they are, at best, breaking even and banking in appreciation.  

@Steve Rozenberg  PM makes or breaks out of state investments...

And if the car had cosmetic or mechanical issues, you'd want a price break for those, too.Before buying my first investment property I had bought and fixed up cars to help pay my way through college.

They splash out of steaks, a new grill, etc.And if they win big, they get a new car, etc.If you earn $100k, you spend $100k.People cannot break that cycle of spending everything they have.And despite all these gurus pretending it's easy, this is still a rich man's (and woman) game and it takes money to play this game.