There's no guarantee that Detroit's population won't bottom out around 600K and your properties won't be located in soon-to-be-abandoned neighborhoods, trashed, scrapped, gutted and burned.

Just don't want to get caught without enough for the rehab and if I go the hard money route don't want to get burned since I have not used hard money before.

If you have a lot of time to burn then you can save pennies on some things... but the time spent shopping pretty quickly zeroes out the cost savings.

David You need to consult a local family owned plumbing contractor,maybe a father and son team.Get a video inspection done and have them burn you a CD.You will then know the condition of your sewer line from the house to the street.Then have them install a "2 way access clean out fitting"in the front yard of the property,,they will install a 4" cap to grade so you can access the main sewer line..When this is done you can cable the drain line forwards or backwards should you have a clog in the future,If your drain line is in good condition without heavy root intrusion,a technician can clear that line in 10 minutes time.Stay away from handymen with plumbing issues.They are learning to be plumbers on your dime,,,,Best RegardsDD in Los Angeles

It will be during a large parabolic spike and many people will get burned because they bought during the manic phase of the bubble.

the investor burns the property down on accident?

Let's assume he burns you're house to the ground.

@Trey Burns that’s a very Stephen Covy approach.

They will burn you at the stake with your tenant.

The city has regulations about 'camp fire' permits and requirements on what can/cannot be burned and fines for those who violate the regulations.