It's nuts and needs to be reformed, but in the mean time, be sure to get good local advice!

friends or acquaintances that are informed about real estate so it's nice to have this validation that I'm not off my nut :)

Maybe you could explain more of the nuts and bolts than adding slices with the inference to call you for more details.

With today's LOW interest rate, gambling with ARMs seems nuts to me.Do your numbers make sense at all (i.e. 2% rule) ?

Yes people are nuts and banks are even worse.

Investor are going nuts for anything less than $125K for a single family home in a decent area with 3 bed, 2 bath, 1980+About a dozen phone calls day of listing and usually 3-6 offers the first day.This house would rent for about $1000 - $1100/mo.I have putting bids on these types of homes the day it's listed and I moved really fast on this one.

Now I can quit driving the techies nuts :) 

@Russell Brazil not to one up you but to one up you.

@Russell Brazil I  have to find a happy medium, but paying upfront fees is not going to do it for me.

Then you have your general tools like a vice grip, hammer, channel locks, flashlight, tape measure, composite shims, headlamp, box cutter with extra blades, painter's tool 5-1, wire stripper, allen wrenches, voltage detector, outlet tester, lineman's pliers, good Milwaukee demo screwdrivers, Milwaukee 11-1 with Phillips, flat heads, and 3-4 common size nuts(this is great for appliances).