Your attitude in this thread leaves little to be desired and reflects poorly on you.I fully agree with you that in sub2 and any other real estate transaction, there exists unscrupulous characters who belong in a 5X9 cell and not out on the streets taking advantage of the misinformed, unsuspecting, or ignorant.

Just think how many times you get frustrated with hotel wifi or cant get signal with your cell phone, you become the customer service rep for the internet company.

Investors who've been buying since the 80's (treasury rates >14%.5 top tick) or new blood that started buying post GFC (2009-2012) think they can't lose - since their investment has (essentially) been buoyed by asset inflation tied to declines in treasury yields --> interest rates --> cap rates --> increasing govt intervention/QE/debt monetization.One of the key implicit assumptions of the bulletproof BRRR model (which so many people here swear by) - is that interest rates will always and forever continue to decline.

Originally posted by @Jim Spatzenfeld:@James HamlingYeah, construction costs have gone through the roof.Republicans scared away cheap Mexican workers with their wall that Mexico paid for.Democrats added new building codes to make homes even more unaffordable, like here in CA all new homes must have Solar cells, and not just a couple, it must be enough to make the house net-zero (produce as much as the house uses), as well as many other new code to make sure only millionaires will be left to buy a new house here.Lumber more than doubled in the last two month. 7/16 OSB (plywood) was always $8-$10 per sheet, now its $27 at Home Depot. 

IT is in my blood.

. $10k now days is nearly same as $0.00, so for any and all asking "can I start doing REI with _____" correct that question to ask the reality "am I willing to do what it takes of me TO start doing REI, all the blood sweat tears and frustration?"

The truth what I gather so far is that the rule cannot be fully applicable all over America;  just look for the decent communities who life blood businesses went to China, and you would find people who are trying to bring back communities.

I had to pay it in money, blood, sweat, tears, overcoming fears, frustration, hard work, and tenacity. 

Think utility bills, cell phone bills, and the like.

Call them from a cell phone so you can take a picture showing the date/time/length of call.