Like the apartment owner surveys that show expenses are 50% of gross revenue you will find that appreciation is sustainable but not easy to predict with precision.Bottom line Mike.We agree completely on the value of positive cash flow (after real expenses like you factor in).We disagree when it sounds like you think there is only one model.

If you can't sustain your own finances, how can you accurately control your RE finances?

After talking to people, try to find people who are where you want to be and that you resonate with that can mentor you and coach you.

My ideal situation would be to build a long term note business (buying, selling & brokering) based in my home state of Ohio...however, I'm told that in order to have enough business to sustain a living, I will have to branch out into multiple states (that there aren't enough 1st lien records to mail to in OH...also, that there aren't many buyers for OH notes).However, I've noticed that a few of the educators in the industry seem to focus on one geographic area or state (especially for their own portfolio)....wouldn't it make more sense to focus on 1 (or 2) states and instead of covering 1st lien notes in multiple states (with different processes, laws, etc.) to focus on OH exclusively and branch out to 1st & 2nd position & business notes?

Biggest interest is sustainable homes and energy saving so Im hoping to get into building some homes from recycled containers and also investigating subterranean homes as this will deal with my hillside lots.Hope to hear from people with similar interests.

You simply cannot build a sustainable business by doing that.

A major Hospital already open servicing the whole community and Solivita named one of the nation’s Top 50 master-planned 55-Plus communities by Where to Retire magazine three consecutive times, it has earned over 70 awards for design, community planning and environmental sustainability.

I'm rather paranoid about getting sued after having to evict a nightmare tenant on another property with nothing wrong with it who refused to pay rent, refused to move out, constantly insulted and harassed me, and frequently threatened to sue me for millions I believe for injuries he sustained when he was drunk and stumbled.

I would use the H.A.T.E for your current job to motivate you to continue working PT on your real estate investing until you have it where it can sustain your expenses and liabilities.  

Here's my numbers...On a $330K purchase, you'll need $378K to buy the house and sustain the rehab time.$378K earning 7% interest will yield about $2,200 monthly.