You were on my list to contact too since you are my provider, but good to know that IF people are doing it, that it is so rare from the sounds of it.

There is so little developable land within commuting distance that the land is worth a lot of money.

That is so helpful and clear - I am a teacher so that's saying something!

Maybe you can look into refinancing your first home if the rate is so terrible. 

It is so much of work.

There is so much strategy to this process, I wish I had learned ahead of time instead of as I go!

Since the California market is so expensive and over priced with very little opportunities to obtain a cash flowing rental, we focus on the midwest states such as Cleveland, and at times Columbus. 

The market here is so hot though, even now, properties often sell for negative cash flow or break even if they make it to the MLS.

I have not given it much thought, but it sounds like I need to keep that strategy in the back of my mind when I am searching and analyzing properties, maybe even throwing in that keyword in the search criteria.The PNW is so beautiful!

Third example of why single family is so different from commercial is because you could buy a single family next week, get a thirty year loan and the only time you interact with the lender is at or before the closing table.