Phil,There is a chance you can keep the EM if you can prove you lost other tenants and where the proof comes in at if you can produce sign applications and what would you do if the other side wants to talk to the tenants you say you lost.

The POF/Pre-Approval letter is just a piece of paper they put in the file to prove they asked about it.

Only recently have I fulled delved into my studies and feel confident enough to go out and purchase my first home.

While all markets are different these trends generally hold to some degree.So, I'd say that national trends of markets is pretty useless to spend time on trying to study them as they don't filter through to your local market and if there is an impact, it's a very long movement for any noticeable effect. :)

That transaction was very exciting and profitable.For years I've been studying the NYC and surrounding NY/NJ markets purely out of curiosity to learn more.

Case study: The year is 1999 and you an SFR investor.

I've been studying some REIT's business models lately and noticed the term triple net lease.

You can tell the title company to prove the actual cost of all the other fees they charge and they have to prove to the penny or pay you back.

I am reading, studying the market, watching interest rates, basically doing everything I possibly can to get started in this, but I feel like I am spinning my wheels.

Good news is they add in any paperlosses like depreciation and any 1 time expenses such as a new roof, new kitchen, etc you can prove with organized receipts.Schedule E Calculation:Non-Subject Property:AddLine 3Line 12Line 18MinusLine 20Divide by 12 - mortgage payment = net incomeSubject Property:AddLine 3Line 9Line 12Line 16Line 18MinusLine 20Divide by 12 - PITI = net incomeIf you've had the property on 2 years of returns and the income is increasing they will average the 2 years if the income is decreasing they will use the most recent.