It's the same reason some flippers (no names mentioned) like to present the "cash flow" as the net of the rent - assumed debt service.Our vacancy numbers shift, depending on exactly which sub/micro market a property is located in, but on the conservative side, we use the following for monthly reserves...8% Vacancy5% OpEx5% CapEx10% PMProperty Taxes / 12Insurance @ 1.5 % of purchase price / 12If it still cash flows, we have a potential deal!

This could be one of the ways he could shift the 401k obligation to the HELOC post closing.Personally I would take the max 401k loan to do REI as well, because I can create way better returns than the risk factored returns of the stock market along with being able to force/create/benefit from increased equity, tax advantages, and cash flow.

Also I think there are fundamental shifts in the market dynamics, demographics as well as the overall economy that long term average growth in the stock market will be lower in the future than the past.

OK I'm on CA time and don't have the three hour Honolulu time shift to keep up with you red bull fueled whippersnappers.

In turn, analysts started asking questions about the viability of the business model, and operations shifted to outsourcing management and buying more properties with tenants in place (even if paying a premium was necessary).

,To make the @ work, do the following:Hold down the shift key and type @?

All it takes is a shift in the cap rates—no one's fault (or Jerome Powell throwing salt on the situation lol recently saw a meme of him like Saltbaw)—and suddenly, you could see 30% of your property value vanish. 

During covid, even a small percentage of people moving from Nee York or California spread a million new Buyers into smaller cities with more outdoor space and better COVID lifestyles, tightening the market even more.So, the last 15 years have seen multiple events that have caused huge (but one time) shifts in the single family real estate markets.THIS IS NOT NORMALHome prices are usually “sticky” and if people can’t sell for what they think it is worth, they will also hold it off the market.Likewise, inventories are still pretty low in a lot of places, as people who might normally trade up in a house look at their current 3% loans and the spread of what occupancy costs would be if they borrowed at current rates, and they decide to stay where they are.Personally, I have benefited by these trends the last decade, but I also know it’s not normal.  

You can leverage that shift and enjoy the ride!

Had to go through a complete mind shift (still growing every day).