Now that should be a good one folks, Dawn seems to me to be full of energy, strives to do things ethically and profitably, she has a good grasp of accounting that helps her I'm sure.

Once the conventional bullets are gone and you go commercial you get 15-20 year amortizations.

Tomorrow I'll put the siding on.So, at this point, I would say I am still more of a landlord and energy efficiency retrofitter than pure investor - which in my mind will be the point when I no longer need to do any of my own work.

I am sending letters to 100% equity multis in my area, so far no response.I recently read Think and Grow Rich and I'm trying to spend a lot of energy thinking the right way to accomplish my goals.

We are pretty much planning on a complete overhaul on the interior including kitchens and bathrooms along with a new roof (not anticipated) and windows to improve energy efficiency.

To actually start a HML Business were your running a company and making loans you really need millions to be effective in the market place.. if you make one loan and have no more bullets you will be hard pressed to keep borrowers coming back.A nice number to start a HML business is 5 million of available funds.. you make about 12 to 16% on that ( if everyone pays) and in some markets more...

I too am in need of refocusing my energies.

I am looking to put my extra time and energy towards real estate.

Finally biting the bullet and buying a condo as my first rental property.

Instant closet door..They can slide it open and closed or leave it pulled open ....bullet proof, even washable...