Expect the unexpected.

At this point I am using Mass Save not to convert to gas, but to replace my oil fired unit with another one because the quote I got was for $6250.A little over a month after buying this property, I have paid another $5950 in cash, and took out a 0% interest loan for the other $6250 over 5 years in unexpected but necessary expenses… Please don’t take this as me complaining, because I am not.

You’re going to have an occasional needy guest, difficult request, or unexpected cancellation that falls outside of your policies.  

right now on line sales and factory outlets are doing the best business at the expense of other retailers. 

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I would ONLY recommend Nathan's suggestion in extreme circumstances, he did not factor in the taxable amounts on the 20%+ return in the projected scenario either.here is why I believe the returns are low for the risk and headaches in an IRA for buy and hold: You lose the depreciation deduction because the IRA is already tax deferred; you must make sure that you have excess funds sitting in the IRA and held by your TPA earning 0% interest (you need these funds in case unexpected expenses arise; you have a part time job for your IRA that can not pay you anything for your time and effort; you have to be so very careful as to not do anything that could be construed as a prohibited investment; and finally, a 10% or even 15% return in an IRA for having such risk and a managerial headache is not worth it in my book.I suggest you make that very same 10% (or more) making loans to rehab flippers at low LTV's and get the same or better returns without any managerial headaches and if you do it right, with no risk.

I think there are tons outlets for investors and you have to find out with one make the most sense for your needs.

I obviously not been factoring in, what did you say, 40% for unexpected expenses.

It takes awhile to build up the network and properties to create a full time income.It's also important to have lots of reserve cash for unexpected repairs and vacancies.

Just had a tenant ask me to install an outlet in the garage for the freezer they just bought.