At this moment I feel like I tip my toes in the koolaid and now I want the dive all the way in. Sure

It's not that simple math is wrong, it's just that you can open your mind up to much more possibilities, like investing in appreciating markets, once you become knowledgeable about 2 things, 1) Sophisticated Math and 2) Economics so you can read the future of the market.Personally, I don't know how any Investor doesn't want to learn enough about Economics to get a gauge on how the next 10 years in their specific Area of investing may turn out.Will it be like Detroit, which went bankrupt but you could easily have seen that if you paid attention to the 3 Big Auto Makers?

I am in the market for a new insurance agency that insures "vacant homes" for flips.

When you die, the remaining value of the trust passes to your charitable beneficiary.Since the downside of this is that your heirs don't benefit from inheriting those properties, many people create a separate irrevocable life insurance trust (ILIT) to hold a life insurance policy purchased to benefit your heirs for the same value as the properties in the FLIP trust.

We make money on Insurance & we make money when you sell.Why aren't they just keeping these awesome deals for themselves?

The owner will have an idea of what their terms are so be prepared Owner financing has a lot less costs than a bank  including  mortgage insurance ,lender fees etc 

Property #22-unit Property in Queens, NYEach unit is a 2br/1baAnticipated gross rents: $3.6k/moOperating expenses (per month):- Vacancy: $180- Repairs/Maintenance: $70- Taxes: $295- Insurance: $135- Property Management: $180 (did this at 5% of gross rents because I can manage the property myself but I’d like to set aside a portion in case it makes sense to transition to management).

@Bob Malecki I’m new at Note Investing (I would have ended up here anyway as I don’t like any other aspects of RE and I do sub prime auto lending) but you’ve been doing this a long time, is this a natural business cycle we just have to wait out?

For example if I were looking at a property, I know I want to make $100 per door minimum in net income after all expenses including insurance, taxes, capex, maintenance, utilities, vacancy etc. 

I am paying cash so no lien holder but I still want to insure the property.