And it escalates.Whether she's unstable, or a small misunderstanding lead to you two getting off on the wrong foot, the resolution at this point seems very clear to me. 

This is while I am trying to analyze my potential first real-estate deal.Please correct me if I am wrong, but it seems to me that IRR is this wonderful single number which I can use to compare my RE investment to investing in the stock market or any other type of investment.

This seems logical if you look at a few years, but after >= 10 years, it seems wrong to ignore the effect of appreciation.Some areas exhibit more growth then others, so it seems there should be a more complete metric.A real-estate investment professional has showed me (among other things) the metric which was named "Cash on cash with equity build-up".

I've seen how brutal some of you are on the newbies on the forums.Don't get me wrong I can take it with the best of them but do remember this is a learning curve for us newbies

I thought I'd get bored listening to them...how I was wrong. 

What am I doing wrong?

Don't get me wrong, if I had my way, I would be buying apartment buildings and all the duplex's and triplex's I could get into in Southern California's wine country, just not savvy enough to recognize or structure those deals and make them happen.  

In addition, although, I may be wrong, I believe you can't accept an offer from an FHA buyer until the 90 days are up.

If your husband wants to spend some extra time on the details of a fan there seems to be nothing wrong with that.  

This property  was pretty much a turn key buy, as it is a fairly new building and nothing is wrong with anything in it.