I don't blame them but I also knew the income was just icing on the cake and you can't ever rely on icing on the cake as a form of stability.

And then if you make a profit thats the icing on the cake. - Don't be afraid to bring in an experience partner in your area. 

I think that ideally you should buy with cash flow, and then have the appreciation be the icing on the cake.

Then after the purchase if you can add another unit and it makes viable financial sense then thats the icing on the cake. 

Invite the cream of the crop from that group to apply ($30 fee per adult to cover background and credit check) 4.

Make sure the numbers work before you buy, and don't bank on appreciation (icing on the cake), bank on the cash flow (the cake). 

David, I understand your situation, it depends a lot on the value of these Single Family properties, and also how much you own all together, there are some Private hard money lenders that are funding 30 year term loans but most of them require a minimum of about 150k value each property (try sharestate, ice cap group, accolend etc), if your loan can be 500k all together then try Corevest they are still funding.

The difference between the two are that the special form has coverage for Theft, Water Damage and Weight of Snow Ice and Sleet.

Appreciation is like icing on your cake.

Learn your market and how to value properties.In time, those gatherings of local investors at the pizza parlor will be invaluable.