Like most topics in life real estate topics can always be looked at and analyzed in many ways.  

Some deed it reserving a life estate some dont. 

I sometimes ponder the minimalistic life, because I feel like there are lots of benefits.

I also choose KC out of the top 5 cash flow markets for the proximity and ease of traveling to from DEN because of my family life ( kids are 5 and 3).

Part of my longer term strategy is to over the next few years build up a good brand and relationship with brokers and home buyers in my farm area so that when a house I'm brining back to life hits the market, everyone wants to see it and put an offer on itI guess I'm looking for guidance from those more experienced ...will having this same brand on my direct mail pieces be a positive or negative thing?

For many of them it is life on the streets.

I am two semesters away from that fairly expensive piece of paper that is supposed to open many doors in life.

Free and clear.Property titled in name of Mary Smith only, a married woman.Mary dies, husband receives a life estate, mother's natural children from previous husband inherit the "Remainder".Husband, who has a life estate, accumulates $150k in IRS liens.Do the IRS liens attach to the property in any way?

I'm not saying one is better than the other, and I sure as heck am not saying that one is "always" better than the other as some would, but I am saying consider the entire return over the entire life of the investment vs the risk.Entire return is cash flow + capital gains, projected into the future then discounted to the present value.

Being able to accurately assess the ARV is the life blood of a flipper and wholesaler.