It is my preferred metric because it allows you to combine ALL of the REI profit centers (cash flow, appreciation, mortgage pay down, and tax savings) into a single analytical framework rather than just looking at cash flow and completely ignoring the other 3 as many newbies tend to do when computing ROI.

Also, I see some good beginning signs of renovation of the city, near the city center.

Some people find it impossible to focus unless they put this stuff front and center, before anyone else is awake.

Let me know if you need any advice, I've owned and operated rentals in Summerlin since 1999 and I've also invested in commercial real estate (shopping centers, apartments) in LV!

One alternative plan is to weave profit centers / ancillary income / side income into your projections. 

Many of the larger firms require time spent in a call center, etc.

For example: a roof on the community center that will last 20 years and will cost $10,000 in future dollars.

The Nevada real estate academy has this two and a half week program going on every month so I just jumped in three months later once I finished reading the book to attend the last couple classes and take the necessary exams.The licensing exam at the test center was $100 and the fingerprints for licensing cost $60There will be an application fee and a lot more fees to come which should add up to about $2000 all-in to be licensed for the first year.

I commute into downtown NYC near the World Trade Center and I'm looking to buy a property with my wife (no kids yet) within the next year to hold for 5-7 years, 2+ bedrooms.

A lot of advice on here is centering on you choosing which strategy works for you.