The best overall returns I have seen came from a property that was about .5% on purchase, whereas those that met the 1% “rule” have performed worse overall from a cash on cash or IRR basis.

Between our current education system and recreational drugs, I'm looking smarter every day! 

Leveraging unsecured lines of credit is a great idea and what we help people do every day. 

I like talking to different people every day and learning new things.

@Daniel RainmakerI've been searching MF's (good deal) in Harris and Montgomery county every day during my lunchtime and right before bed but I have found nothing that would provide cash flow (all that I've seen are already fixed and expensive). 

There seems to be more and options every day.

In this case I would not mind putting a large down payment since you are playing the long game, and with risks growing everyday of a sell-off or bubble, you will be able to CYA in the worst scenario.

If you are unaware of what that is, it is essentially creating a plan where you invest a specific amount of money on a regular basis (month, quarter, whatever) in a stock, index fund, or combination of your choosing. 

Now that being said, you still could make good investments without positive cash flow.......they do it every day in California, but you incur higher risk to do so.  

So worst case -- if the market tanks permanently -- one can move away from a $5M asset with having lost the 20% portion.I'm not aware of any other asset -- apart from direct RE -- that can be leveraged this way.Stocks have leverage too through margin but that can wipe someone out since the margin call is executed automatically and the high liquidity makes the asset evaluated everyday.