While the property may not still return 20% cash on cash, it would not be losing money on a monthly cash flow basis (hopefully..)But I think that is lazy and irresponsible, especially if you own anything more than a property or two.So I generally try to run what if scenarios on each property and then subsequently run what ifs on my larger portfolio to make sure that the portfolio can weather any economic storm that may come through.I have only been in RE for a few years and didn't gain the experience from 2008 so my question to the group is what scenarios do you test or have you encountered? 

Several separators besides experience is connections and relationship w/brokers to get better deals,  financial might to get larger deals and scale their operations, clustering strategies to further reduce risks and costs, etc.  

You might consider both (asking for references, and scouting the early bird material buyers in different sections of store) so that you have contacts for quick-and-dirty jobs, as well as larger projects.  

Has anyone ever closed on vacant land or a property and demolished it to direct a larger commercial development project for their first deal? 

You don't have to do this but every dollar you buy less than what you sold, or ever dollar you take in cash is considered to be a profit first.  

Fha allows gifts from family,close friends,etc What ever side deals you are considering can not be part of the gift funds Here is a good link for youhttps://www.fha.com/fha_article?

  - Has anyone ever had any deals in London or Europe?

Looking for any and all advice on getting into real estate in the greater Seattle area I'm brand new at this and have a long way to go till I purchase my first investment however my first I plan on being a duplex or larger multiplex to reside in one of the units while I work towards more property's.

Where do you currently live and why are you moving. 3 What do you have for income. 4 Have you had any evictions. 5 Have you ever been arrested. 6 When were you looking to move and how much money have you saved up from move.

Brokers make choices and personally, I choose not to act as dual agent, ever.