Darren, you have some hogwash in that post, costing borrowers 25% more and a grand more due to the DF Act.

Problem is given current condition, no room to wholesale or even buy myself and have any equity. 

My plan right now is to buy 1 property per year over the next ten years that cash flow 10 grand per year.

And it is not the material, labor, mark up cost but rather how much will it cost for flooring, painting, etc. to get put into place.For those buying materials for their contractors, I bet they have years of experience under their belts before doing business this way.Example: how much ceramic tile do you buy for a 10'x11.5' room?  

We Currently own a 3-plex, 4-plex, student house (6 rooms) and our primary residence.  

Hi,Not sure if this makes sense, here is my grand plan1) Buy few Duplexes/Fourplexes that give cash flow (around 5, and as many as possible)2) 20 years later with substantial appreciation, use 1031 to buy a million dollar home. 3) rent for reasonable period, say 2 years4) MOVEIN to the home, to make it primary residence. 5) After 2 years SELL. no tax for first 500K.

I'm in the process of purchasing a duplex with 3 beds rooms each.

If not, there doesn't seem to be much room for cash flow.Thanks,Mike

If done right, you can live for free/have positive cash flow essentially while renting out the other properties and even a room in your space. 

I sat down in the conference room, and listened to numerous conversations between investors.