If I account for all the expenses (fingers crossed) in the calculator, then it “seems” fool proof.

Your very first comment out of the gate toward me put me on the defensive as you finger wagged at me like a child and accused me of illegal activity. 

.· Pointing fingers instead of taking responsibilities.· Negative, expecting bad things to happen to their investment properties and they usually do due to the poor management they have selected.· You will often see them jumping from one property management company to another while complaining about the entire industry.

This question comes up SO often on BP I typed my answer into a blog post to save my fingers from typing the same thing over and over. 

I charge per whole, $15 for a small (finger or smaller size) $20 for bigger than my finger, and flat out someone hit the wall with something charge based on the side.

If you don't know how to do the math and when broker or friend will help you then you should stay out or the real estate business or just cross your fingers and pray.As for the area you invest in, I would definitely stay away from investing out of your area and I can write books on the reasons why you lose a huge percent of your potential income, or even lose money and hate the real estate business.Never forget that nobody represents you.

We'll see how this ends and fingers crossed because its a decommissioned tank there is no contamination and its an easy removal and fill.

Turned out they were empty.Moral: "Stick your finger in the salad oil."

Understanding that everyone needed more time to make this happen, I just sort of stuck my head in the sand and crossed my fingers hoping for the best and did not bother to even try and evict.

I guarantee you, when you find your perfect larger multifamily or commercial deal, you are going to be scrambling to refinance your three properties, and the opportunity will slip through your fingers.2.)