She has 3 dogs personally, and her dog training business consists of training one dog at a time in the home.

I have consistently found in every aspect of my life that when I am at the mercy of depending on other key people in the process, the process breaks down.

-To save the 15.3% self employment tax (consisting of Social Security and Medicare) on distributions to the shareholders.I thing this speaks to the topic as to why one may want to eventually hold property in an entity or deed property to an entity if not initially purchased with an entity.

Whether it's President Obama or Romney in office, it's going to take a long time for real estate to make a consistent year over year recovery.

I closed on #37 this morning. it's located in westland. the surrounding cities are Canton, Garden City, Livonia, Redford and Plymouth.it's very different than what we normally buy to a point that it's unusual for us. we always get 3 bed brick ranches with a basement (see the website in my profile to see a list of them) but this is a bi-level. that means that once you enter the front door, there is a landing - then stairs UP and stairs DOWN. the rooms are upstairs and the dining/kitchen are downstairs. no actual defined "basement".the living room is upstairs and it will be converted into a 4th bedroom. an extra room means more rent for me.here's what the numbers look like:purchase price - 72k cash (they were asking 79k)rehab - who cares, but around 12k,i'd guess. maybe 15k. the bank had to change the roof since it was caving in.taxes - ~3k, maybe lessrent - $1,250 (no garage, but a shed)ARV - i dont know, maybe around 110 (but i dont care about arv)we just updated #31 and have a few just waiting for us to get "free", but that does not seem to happen. so i am just holding 2 vacant at the moment.between updating flips for other investors in Plymouth, baths for homeowners in Northville and basements in Livonia, it's hard to find the time to work on all our houses.it will cashflow nicely, around $350, maybe more, maybe less. at this point, i am more concerned about the number of rentals to increase as long as there's a cashflow over $300. fifty dollars a month is not a deal breaker. i still self manage everything, have an assistant that rents them out. i have developed a team and a system that lets us crank them out consistently and at a very high quality. i do not like to have issues once rented and hate going back to fix things that we could have caught while working on them...so we take our time and change everything that needs changing.let me know if there are questions, i'll answer anything.

Seek markets with a growth rate that is consistent with or above the national average.2.  

Anything lower than 30% and I am putting my investors' money at risk specially if and when the real estate market goes down.Impressive, i'd be interested in knowing in more details what kind of $50 million projects consistently land you a +30%LIRR I find IRR mostly IRRelevant if all the metrics such as leverage, rent growth, cap rate expansion/compression assumptions, are unknown, especially at this point in the cycle.

You're basically letting someone without consistent rationality live in your asset with the door locked and chained.

The more you read, the more you'll find what you don't know, so just stay consistent and learn something new everyday.My next advice would be to take massive action.

Since that point things have been growing and growing to where I'm now consistently adding 6-15 properties a month to my portfolio!