On a side note, when people say cash cow I get nervous.

Knowing your exit strategies or backup plans in advance can be invaluable.Lastly, it's natural to feel nervous, especially with your first out-of-state investment.

I'm very nervous, but eager to get started on my real estate portfolio.

I was always scared to pull the trigger and now that I have I'm so nervous that it's actually happening.

I am soooo nervous for the State exam (National and State portions).

I'm comfortable with investing 20k on my first project, maybe a bit more if need be but I'm trying to be fiscally smart here and stick to my plan so that right around where I feel safe.I'm a bit nervous investing in a property that's more than a 2-hour car ride away from where I live now.

During the call, I was so nervous about taking up too much of his time that I accidentally hung up on him while he was in mid-sentence saying goodbye.And while, thanks to the hard work of Max and Kelly, local Jacksonville experts, as well my other real estate investing partner and meetup co-organizer, @Benjamin Hauser , I was able to make my first investment - a JV purchase of an SFR that closed at the end of 2014 - I am also really proud of my "non-investing" successes.

What would make me nervous is you basing an ARV on "income approach", even if the rents and cap rate give you a certain number, the market value of the property has to be justifiable to pour in that kind of rehab cost.  

@John Underwood this is what makes me nervous even if you do somehow prepare them in your description.

If assignment of contract is used as the main flipping method (*not all states permit it) it avoids the costs which occur in doubling closing,Of course there are nervous Nellies and doubting Thomases - which is why not everyone will get on board the gravy train.