For me I based on cash flow, but the appreciation (even forced appreciation) is were the big pay days come from.

Maybe you can do a Subject-to...Don't force deals..

All other forces are pulling in the upwards direction.

http://www.gosanangelo.com/news/2013/jul/12/business-activity-in-the-cline-shale-area/ San Angelo is also home to Goodfellow Air Force base.

If that occurs then you would be forced to refinance in order to get your 30K out of the property.

My question is, if rehab forces appreciation and provides a larger return, if you willing to hire on a Property Manager, why not a project manager for the Rehabs?

You probably don't want one investor to have the ability to force a sale, perhaps at a loss, in order to get their cash (or some of it) back.  

It has been a great learning experience in that it forced me to go through all of the motions in isolating a geography of interest, closing on my first property, financial analysis and now screening tenants. 

It's a great call for class warfare, and that's about it.There is a great answer, and it's for politicians to butt out and leave market forces alone.

The architects and interior designers have done a masterful job of forcing developers to "keep up with the Joneses" after they convinced the first idiot that people living in apartments absolutely must have these ridiculous amenity packages.