But the responses are making me 2nd guess myself. 

I'm just really tired of having to wait, I guess.

I will give you a guess who is bound to those terms for 10 years. 

I am approaching this casually at the moment, but it seems that the number of multi-family homes in the Phoenix and surrounding areas are very limited -- I guess it's a difference of culture or the fact that land is so cheap in the southwest that there isn't much demand for a duplex/triplex/4-plex.At any rate, I'd like to hear from anyone who has invested in this region.

This is a key assumption to my problem so if that is incorrect please let me know.The excel formula of course uses the syntax IRR(values, guess)For this example:- Row 1 will hold yearly cash flow for years 1-5.- Row 3 will hold sale proceeds- I will sell the property in year 5 So it will look like this:A1= 100 (cash outflow)B1= 10C1= 15D1= 15E1= 15E3 = 25 (proceeds from sale of asset)Here is the formula I am using to calculate this=IRR((A1:E1,E3))This will return a value but I am not sure if it is the correct way to calculate this because I am not sure how Excel is interpreting these flows with regard to timing.

I'd guess that there are firms that allow part time agents. 

I guess one of the girls that lives there now is not good with money and is getting the electric turned off.

My guess is that being a pro member allows you to set more of them. 

I personally wouldn't attend it, but if you can just do the day or two class and not give into temptation to pay for the "full course" than I guess you really have nothing to lose.

So i guess the real conundrum is that you aren't getting insurance because it's no longer required being this is no longer a flood.