If you really want to throw them off, get an unsliced loaf of bread from the supermarket, and apply their directions exactly.Once you've gone through a couple of the sets of directions, you will find that a full set of directions, that actually produces a normal PB&J sandwich, takes about three or four pages when typed and printed out. 

My goal is to grow a portfolio of income producing properties ( much like everyone else) for retirement in next 15 years.

My hope is to produce enough revenue that my wife and I can quit our W2 jobs.  

@Mike Hicks  once you become a top producing agent you will forget about wholesaling... and any wholesale deals that come to you ... you will keep for yourself... 

My dad and I also want to develop a family portfolio that will one day benefit me and my sister, who has serious physical illness challenges and could use an inheritance of income producing properties (but of course I want my dad to live as long as possible, and don't want to inherit right away!).

We all know that multi family has produced the greatest returns and has very strong fundamentals.

Have you heard about the Peak Producer's class with Brian Buffini? 

I'm currently a music producer but I've been hustling on the real estate end in between gigs here on BP for sure!

I have three options:I can sell to my tenant - most of my tenants are interested in home ownership, eventually.I can sell to an investor - I only rent M2M so I can offer a home that produces income or can be vacant in 30 days notice.I can sell to the open market - most of what I own is SFH, so I have a broad market to advertise my house...I can also sell my home below market (because my purchase price is right) to get out quickly if I need to and still make a considerable profit.Multiple properties may incur higher PROBABILITY of a bad thing happening, but it will yield you a higher PERCENTAGE of return on your investment IF you stick to your investment rules.My largest "contrary to the popular belief" is that I buy not to generate large amounts of cash flow (although each property does @Justin Fox brings up a good point that it isn't just what you have left after you pay PITI), but to keep my equity safe and building as I own and maintain the property. 

I have been pre-approved several times and can produce that type of letter, but cannot produce a bank account full of cash letter to go along with my cash offer.