I know that kids will cost more as they get older, that is why I am trying to get my REI career going now, so that I can afford to supply him with everything he needs.

However as you noted employment bases are crucial and are generally good foundations for tenant supply.

My bank was going to supply the purchase and rehab.

I think 40 psi is the minimum code for waste lines, not supply.

Are you saying you will never have an eviction, never have advertising costs, or never have to purchase office supplies or pay accounting fees?

Usually copper but I just had $400 in plumbung supplies taken.

There are countless inefficiencies and supply/demand imbalances which can be exploited.No doubt, as Jason said, there is money to be made investing your "private equity" into smal businesses that you have knowledge of (such as Joel mentioning buying a beaten-down restaurant franchise that will generate 60k of fairly passive cash flow).

I have worked with developers wanting to purchase land and build 250 to 350 units over 3 years broken into 3 phases of construction.Projects of that scale are about supply and demand and timing the market.What is your goal with building the 4 unit??

New construction permits only tells you where big developers are planning to build more units which will, eventually, increase supply and lower demand.

Milwaukee County and the suburbs of Waukesha get the most action though, with Racine and Kenosha counties seeming sluggish with a few bright spots.