I put pretty 3x6 white subway with raised “panel” surface in my most recent flip and they sell 1 SF ready to tile sheets of plain 2x4 subway for about $2 psf on mesh.

Pretty much the only type of real estate I've ruled out is Commercial.

“These types of people” comes off as being pretty derogatory.  

My total bill last month was $2800 which put's me on track thus far for over 33k per year not including tax returns.I should disclose that I have another business that keeps me traveling pretty much half the year.Our Real Estate business operation looks like this:Property manager handles tenants and collects rents, he deposits all rents into our accounts and coordinates the rent roll with bookkeeping, they cut him a check for his gross collected rent management fee, bank statements are automatically sent to CPA's office for them to reconcile against business credit card statements, they also handle 95% of day to day financial operations from there to include paying contractors, setting up utilities, paying company bills ,bank deposits etc. for 4 and now 5 entities with the short term rental llc.We have a initial goal of 100 doors so I it's pretty easy to see this cost jumping significanly in the not so distant future.

It's pretty good.  

Sounds like a pretty solid way to “invest” in yourself.

I'm in a situation where the home I moved into (about 16 months ago) was a new construction in a very new/empty part of the neighborhood, and the appraisal pretty much matched the purchase price... but since then, the neighborhood has filled with new homes with similar or worse specs that are being listed and sold for more than $10-20k+ above that appraisal.So my question then is: when a lender looks at LTV, do they calculate this based on the fair market value as of today, or would they need to use my original appraisal figure?

The reason being that the majority (but not all) of property managers in San Francisco are pretty ineffective/perform poor quality work.

I agree, I live approximately 15 minutes away from Shirley/Mastic, so I'm pretty familiar with it.

Just like pretty much any other repair, once you buy the property you're inheriting all that's right and wrong with it.