NPN space is great if you want a job and or like all that stuff.Or invest with a fund that does the heavy lifting cant see why the one off individual would take this risk.

The risk feels insurmountable at times.

However there is some risk with these because this will rely on your knowledge of the area and rent rates around there for properties similar to yours.

I've been looking into PR, but all the damage only adds to my list of risks.

But with that being said - would you rather go in white collar areas with a higher risk of tenants losing their high income or should it be a blue-collar area where jobs are more stable, but cash flow is lower?

Or in other words if your ROI is higher than the amount you borrowed (Borrow at 5% to make a 10% ROI) your net worth will always be bigger in the end.However, If you are in need of cashflow now, then constantly leveraging is going to kick the 'cash flow' can down the road even further and may work against your goals.Also leverage only works if you are actually getting the returns you need so it is higher risk. 

I perceive the future inability to refinance commercial debt as a greater risk in terms of loosing my buildings.Some people will probably just tell you to buy in your own name and transfer to the LLC; that they've never heard of a note being called. 

What changed was my understanding of the risks and experience using the system, I think debt can be very scary when you don't have a deep and long term understanding of the real life risks, and how to mitigate.

But after more research I did decide that it would be the best way for me to network and get some hands on experience about real estate investing and my market while reducing my financial risk. 

If he thinks it will only take so much time that you could have a 50% savings over a painter that bids the job normally, it might be worth the risk.