Conversely, for D & F areas which have NO appreciation or even negative appreciation  over time, the money is made on the cashflow so I will not accept a CoC return unless it's 25% or higher.

I would appreciate some guidance on what has worked for folks since I'm getting some elaborate and VERY costly asset protection structures - I don't need a Ferrari just a Ford.

Most people consider BMW/Honda/Toyota to be non-American companies yet they employ many thousands of Americans and contribute to the US economy more than say Ford assembling South of the Border.

@Cyrell Ford hey Cyrell, are you planning on doing a live in flip or a non owner occupied (NOO) flip?

Find out what your child's hot buttons are and push them.When I was going to be entering middle school, my father knew I wanted to build my own car (I was the next Henry Ford with big dreams and that's all I could talk about).

Think of it like a trim level on a car You know you want a Ford Mustang But maybe you decide you want to add on the trim level of a Cobra edition. 

I run a full size Ford van .

(Henry Ford)Good Luck!

Especially since GM is fading and Ford too.

After searching a few months, I picked up this 1999 Ford Ranger 4-door (all doors open) 4x4 with a 4L motor (gets 18mpg HWY).