Second: I am a realtor I understand the appraising process, using a 0.5 miles rather than 0.3 miles is a safety net. I

On the other hand, if you have only one investor interested, or worse--none yet, you'll have to sweeten the pot with a higher split to the investor.

Getting to the sellers through the net is a little more tricky.

On the other hand, if you don't have any capital lined up and you have to recruit investors, you'll have to sweeten the pot or they won't play. 

A few years ago had a pipe freeze, no damage, but no service.Had the place PEXed, entirely, with manifolds.Last night was -3, hasn't been above freezing for several days.Took no other precaution like dripping a faucet or heat wrap pipes.Turned on the coffee pot without issue, kitchen faucet has no issues which is the most likely to have a problem, all systems are go.

Perhaps you agree and are just looking to stir the pot and bring up another popular forum post, which you have the knack for being able to do!

I think I can do better than my current (stock) investments, but more importantly, I'll be leveraging a potential pot of money that I didn't realize until lately that I had at my disposal.

In other words if 60k net is with the owner putting in 30 to 40 hrs a week you have a hobby not a business.

I'M SURE HE WOULDN'T MIND, AND WOULD PROBABLY GET A KICK OUT OF IT.IF YOU FIND THE POT OF GOLD, MAYBE KEEP THAT ONE TO YOURSELF ;)

Deals are plentiful, but so are the pot holes (no wait, that's next month).