One very important aspect that no one is arguing in this post is that the prices are down in many major markets across the US.

It's fine to ask questions to understand but not to argue. 

Rich Dad Advisors: ABCs of Real Estate Investing by Ken McElroy

I will argue with you on the flips - flipping is a job, at least for me. 20% of the work is finding a deal, 80% is planning, managing, staging and marketing the product.

Rich Dad Poor DadRich Dads Cash Flow QuadrantRich Dads Increase your financial IQThe Real Book of Real EstateThe ABC’s of RE InvestingThe ABC’s of PMRich Dad RE Tax AdvantagesThe 10X RuleThe E-MythThe 4 Hour Work WeekBiggerPocketsPodCast -I hear #136 is exceptional!

It's never helpful to argue with an adjuster face to face.

@Matt R.Typically my opinions are actually based on fact (at least the majority are and then I have some actual opinions that kind of serve as the icing on the cake when I make decisions on investing), but I will give it to you that I don't always include those 'facts' upfront-- mostly because before I spend a ton of time typing something out and arguing a point, I first want to make sure that's something anyone wants to hear....oftentimes in these forums the majority of responses or whatever are pretty short and sweet, and then if the poster or anyone else wants elaboration they ask (sometimes on the forum or sometimes via direct message).

It's not like it stretches you out to 5units and we're arguing about whether its commercial or something!

You can't possibly predict that will never happen to you or your friend.My tent here s not to argue with yo but point out to others here who may be new to this that the examples you have given are not accurate "averages"across the board.

If they argue , hand them a 30 day notice to vacate .