I've seen some logical points made that under estimating Cap Ex may not be realized until many years later when a few larger than expected expenses eat up years of "cash flow".

Cash flow is what’s most important to me vs appreciation, at this point at least.

Always use your own title company when closing a transaction and send all money through them2.

Please correct me if im wrong.That said it seems the airbnb short term rental business is doing okay (some cash flow?).

Hi @Richard Pennington this is how I started and I'd be happy to talk you through it!

(Fortunately, we were insured)Emergency Fund: Always have extra cash for unexpected events.Tenant Support: Keep good communication and support your tenants through tough times.Final ThoughtsThis July 4th was a disaster, but it’s also a stark reminder of the unpredictable nature of real estate investing.

Most importantly, it helps you future project anticipated equity, cash flow and net worth based on whatever variables you want to input for things like appreciation, rental increases, loan terms, etc. 

The best way, in my opinion, to get into real estate is through a house hack as I'm sure you've heard a lot of people say.

Multi fam is harder to cash flow here but we can surely find some deals.

It should be noted that many investors came through my property, loved how I was marketing it, but this wasn't the perfect investment for them.What's happening is that there is ZERO competition - so buyers/ investors/ are subconsciously waiting on the sideline for someone to give them the all clear.