I would use the H.A.T.E for your current job to motivate you to continue working PT on your real estate investing until you have it where it can sustain your expenses and liabilities.  

Because you’re going to be looking for someone who will fit into your business and help you sustain a long running business.

Am I being hyperbolic or does this resonate with any of you too?

This is the way to build a sustainable business IMO.I should mention, I am not a multi-family syndicator ... this is from the POV of the other party, from somebody who has been "pitched" a lot of things.

The company I was working for wasn't able to sustain the economic downturn after 9/11.  

I do not have access to a HELOC at the moment but by the end of this year I should have enough cash-flow to self sustain and then I can do the cash up front.

"To sustainably provide Safe, Clean, and Afforable housing for Single Parent households and Survivors of human trafficking"It's possible to run a profitable business with the goal of serving both investors and the beneficiaries (renters) at the same time.

If the properties you have are "productive" in that they are rented and can sustain themselves, I would think you wouldn't have difficulty doing a refinance.

Like the apartment owner surveys that show expenses are 50% of gross revenue you will find that appreciation is sustainable but not easy to predict with precision.Bottom line Mike.We agree completely on the value of positive cash flow (after real expenses like you factor in).We disagree when it sounds like you think there is only one model.

You will still gain appreciation in Streamwood and if you price the rental amount of the home within what the area can sustain and spend a few extra bucks to make the home aesthetically appealing and have the most up to date fixtures and finishes, you will rent with better cash flow than Schaumburg and with the same market times.