It's hard watching them burn both ends of the candle and knowing that they could've gone to "better" schools, but I wouldn't change it as I am so proud of who they are.In the end, they should inherit a lot more than I did. 

The last 2 years of hot inflation is still burned into all our minds.

If you don't know what I'm talking about there is a much higher probability of getting burned.

Multiple landlords had been burned.

For liability issues I feel like people can injury themselves in a number of ways like take a tumble down the stairs or burn their hand on stovetop so a simple treadmill doesn't seem too dangerous to me? 

Whereas an HOA can call a vote at any time and shut you down instantly with zero input or due process. 

You can't find a good PM and if you self-manage (which is probably the only way to make it work) it will burn you out.I had an old investor on our of our RPA lunch&learns who told us in the Q&A that he has been renting and self-managing a sizeable section 8 portfolio for over 30 years.

Whenever you are using leverage, you need to have ample slack in the system and sufficient cash reserves (or access to cheap & instant cash) to cover vacancies, capital expenses, unplanned maintenance, and other issues to avoid missing your note payments. 

David, I'm glad for your "...roughly $648,000 to $1,200,000 in instant equity.. type investments with your guy.

Talk with the neighbors and find the house burned down and then the lot cleared.