Well, no takers, we get up, go to bed and usually eat according to what time it is, the time zones are adopted under state law. :)

So the mortgage, taxes/insurance, and all general costs of operations are covered entirely by the renters, PLUS I typically add about $50 a month to the principal payment of each mortgage, which leaves me with $4300 in passive income.In my opinion, inflation rates are extremely understated, please see these two articles that drive the point home:http://www.businessinsider.com/if-people-knew-the-...https://www.zerohedge.com/news/2017-05-09/devonshi...Essentially, in times when the dollar is depreciating rapidly, in our situation due to excessive years of "easy money" and quantitative easing by the Fed, low fixed-rate debt is the best tool to combat inflation.

How Inflation Is Being Understated and Why What’s Coming Is Worse Than Expected

I am actively searching deals and I am finding many properties have understated expenses. 

Still think the vacancy and maintenance is way understated.

The furnace and water heater are old, and an inspector will probably say i need to replace a retaining wall that's leaning slightly toward the bordering neighbor's house (they have to split the cost under state laws) and fix a few other things the flippers did hastily in 2006.

Bad wholesalers don't have that experience or understanding, don't have any cash, and are often just raising homeowners' and newbie investors' hopes with inflated ARVs and understated reno costs.

You don't want someone understating expense or overstating income to come up with "market value". 

Sometimes we understate the worst case if only from a lack of imagination of what could go wrong in the future.I'll admit that some of the westside Atlanta investment going on is speculative but I'd challenge anyone who suggests that any form of real estate investing is NOT speculative.  

1 - you elevator pitch IMO should be simple and understated.