I build my programs and forecasts from watching and analyzing the large financial players, as they truly set the pace that then trickles thru, and that trickle thru gives time to position.

These days, appreciation may grow at a snail's pace for the next 7-10yrs.

My thought, or hope, is that if the area is composed of good construction and a good location (by location I mean proximity to down town or some other place people need to be at-not locations as in "this is a nice neighborhood")then property prices will at least keep pace with inflation and probably do better if the area is currently depressed (undervalued).I am not going to wait for the profits from my first house to buy my next house.

Curious if there's any place you'd direct me to get started, like a good book to educate me to begin this process.I'm very conservative financially and I've watched so many people here in So Cal get caught up in speculation with the housing market, so I tend to go at a snail's pace with my money.

I am finishing up 101 (online self pace).

A buyers agent will not right multiple offers, has other clients they are working with, will not drop everything to show you one property & for such low commissions, they don't really have the motivation needed to work at a REI pace.

Thats scary but not a deal breaker.Something else I came across yesterday is PACE loans.

I only cash flowed a few thousand in the year but between the updates and principal pay off (on pace for a 9 year payoff) I actually was very happy with the cash flow + equity build up.I'm looking forward to owning it free and clear.

Home prices are rising at the fastest pace in six years, home purchases are up nearly 50 percent, and construction is expanding again.But even with mortgage rates near a 50-year low, too many families with solid credit who want to buy a home are being rejected.

Thats going to be the biggest obstacle for you to overcome initially.But if you can start buying at a slow and steady pace now, you're going to be sitting pretty in 10 to 15 years as your portfolio will have grown.10mil in equity and 500k in passive income is not going to be easy though depending on the timeframe you're expecting to achieve that in and the amount of money you're going to have to invest over the years.If you can end up with a 10 million property free and clear, you will very likely be able to bring in 500k in passive income if not more.