In reality, if the deal works at your number, it probably still works at $3,000 more, and it's a drop in the bucket over a decades long asset that someone else ends up paying for.

We have owned our own business for over a decade, I do all the books, and we do have a really good CPA.

I've been doing flips and BRRRR for decades and have never done 10 in a year.

He owned a MFR in Queens near Shea Stadium (Now, CitiField) and had 0% vacancy for about a decade by renting to family and friends of family.My dad later did the same by investing in his own MFR househack in 1996. 

Most stuff can be fixed fairly cheaply - I've kept my gas furnace running in my own personal home for at least a decade past when I was told it was "shot", and it's now 28 years old.

As an investor with over a decade of experience, I've learned it's best to pursue techniques and act based on your personality.

There is some small development there...I know Camp Washington Chili renovated a decade ago (my fav chili parlor) and there is a newer cafe.  

Often times these mom and pop brands leverage their house to get the business going and have a 6 month shelf life versus the larger franchisees and big corporate brands that have been in business for decades and cycles and know how to keep making profit and stay open.The only time I consider a clothing shop is if a personal guarantee and the people are already rich and just want something to do.

I have done well over 100 of them.. when you have real experience then I will respond to you other wise its just as I stated macro.but probably like you I never buy anything that does not have 30 to 40% equity in it.. what I am talking about was the guru's that were selling this crap.. and talking these kids into wrapping notes with very limited to no equity and making a very small delta.. it does not work.. and the default rate is far higher in the US in sub prime no money down stuff than you are talking about or stating.. my career in this spans 4 decades 15 markets 5 thousand plus transactions as a lender and flipper and builder.. and this is my personal opinion and experience.. 

Clearly, the DR has been following intelligence policies and investment strategies for decades (which they copied from Mexico) and it has served the country and its real estate industry well.