I am excited for the adventure but want to do it as smart as possible.

Long story, her husband thought real estate investing is gambling and speculation, so they always lived in a SFH.

The links you sent provided great information and led me to Adventures in CRE. 

Gambling on appreciation is just that, gambling. 

@Eric Carr I think it's the property holding pattern while gambling on the hopes of that long-term equity growth is the problem for many people. 

this is why I personally am bullish on Vegas.. at least the newer areas of Summerlin or Henderson.. homes that were built in the 90s or 2000s  Stucco  tile roofs desert landscape.. with A class tenants  no income tax and  property tax's subsidized by gambling. property tax's are by far teh lowest I have ever seen in the US for investors..

Nicely done.it the thought process that we see on BP   IE   Cash flow is everything and appreciation is gambling and i don't care if I ever get appreciation as long as I get some cash flow. 

I studied fanatically thanks to BP (articles, forums, podcasts, etc.) and have become so enthralled with this new adventure.

Finding any strategy to deal with increased interest rates, other than paying less money for properties, is in essence a gamble that interest rates will soon come down.

But I view those as a losing gamble.