Maybe even compared to a Vanguard index fund but that's even debatable in this current equities environment.

I will concede that you can be pulled up or down by the environment you live in, but that is not the main factor. 4.

Thank You @Adam Cherko1 @Mindy Jensen: An inspiring story from an inspiring woman delivered candidly and in a comfortable environment, where multi-millionaires and in-debt college grads (myself) ate pizza and drank luke-warm beer while discussing any and all aspects of real estate and building wealth.

Any advice for a new investor in the current housing environment?

I can sleep at night now in peace. 

I find myself doing it as well... but your right have to really watch it in a business environment not to grab your phone and start looking at it..  

Given the lower rate environment now, I would have thought this should have been easier, even if I pay up for an investors rate.

If you are able to put that money to work, then the equation shifts to, are you now making more in the spread to justify the lowered peace of mind a smaller monthly payment provides.  

In this environment you'll likely have to pay more for your contractor to compensate for the extra hassle.

For every horrible case you hear of, there are hundreds of peaceful, friendly pits out there that aren't getting recognition.