So I stick with the simple calculations.I would also like to mention that I've achieved these kinds of results not once, but 8 times throughout my 2 decades of experience.Also keep in mind having a discount on the Purchase Price is not NECESSARILY the important thing.

As an real estate investing engineer in SFO...you should be there within a few years not a few decades :-)

These were questions that I had hoped someone with decades of experience in this real estate market could provide me insights to.Am I just expecting too much from my realtor?

If I look at the path that my investors took it usually goes like this.. .they are unsure or not experienced at  private money lending ( and done incorrectly you can lose it all in those deals as well) so they buy rentals.. and run them for about 10 to 15 years they tire of  TTT  and liquidate  ( now my folks were west coast based so big equities) if they chose not to 1031 into a manage syndication.. and just wanted to pay tax and get liquid then they would end up with 500 to a  couple million then we put that to work for them.. at a 10 to 12% APR .... and a 95% or better success rate... .So Lee your correct its mail box money and the investor simply is passive and needs only to look at the loan up front.. collect payments and call it a day.. as a HML you will garner clients that will stay with you for decades I know we did.  

As someone who has been doing this for a decade now and also educates people, it never ceases to amaze me how people feel a sense of entitlement. 

We do have the issue that most of our beach side condos were built decades ago.

Sellers selling based on 18 month bubble numbers and not decades of averages.

The majority of that was in the second half of last decade.

I want to focus on commercial since I'm attracted to the bigger price tags and because my girlfriend has over a decade of experience in commercial lending.

Hi MarianTo address your question,,,,,Honestly I do not like pull out sprays on kitchen faucets and I would never put one in a rehab or a rental,,,,too many moving parts,,,too many problemsThe better machine is a good Moen or Chicago deck mount kitchen sink faucet with an 8" swing spout.You can rebuild these units over and over again with decades of use and abuse .The worst that can happen with obstruction in the spout is to get some sand or debris trapped insude.Then you simply replace the screw on aerator at the tip of the spout easy peezy.The Chicago Faucet is the closet thing ive ever seen to a "lifetime faucet".I take care of the L.A.