Sometimes, we, as investors hit it bigger than that, but 20-30% is what it takes.

Super professional and efficient!

This way your equity even is giving you a return.Once your portfolio reaches critical mass, or you hit your target numbers or cash flow you can transition over to paying down debt to prepare for the final distribution phase.However, people need to retire, or go full time, at some point this is called your distribution phase, so when that time comes be sure the properties are paid off by that time to maximize cash flow in retirement.A great book on this topic and more is Gary Keller's The Millionaire Real Estate Investor.

If the crap hits the fan you can go live there in a fully paid for house in a good neighborhood.

Is it better to sell fast ( hit singles) and re-invest in the next flip or wait to make the most per house.

NAFTA could hit Windsor if things go unfavourably, and no doubt this would have an effect on the local economy, as did the closing of the GM plant and related factories in 2009.

Last project just hit a deal at home depot... which was ok... but I wish I had a go to place that just had what I need without chasing bs sales... anyone have a good spot?

Find and adopt a system you follow consistently (networking, generating leads organically, managing your database, managing your time, managing your marketing effectively and cost efficient) 2.

Even if I had positive CF I would just put it all towards the property anyway.Jason - With the money from this property I would just put it into something else, maybe a commercial property (5 or more units, or something that hits all the widgets needed for an investment property).

Based on my experience, the most efficient way to shield this is to have an insurance.