And finally can you answer this...With the US Dollars value at such a low point compared to foreign currency, why would I buy now?

If it's a homerun pitch though, I'm not going to bunt.I think the value in a HML would be to set up your end buyers that may not have all cash with a funding source for at least a portion of it.

They may be your best source of "financing".

The money source would probably need to be an equity partner.

Hard money for VERY short term transitional funding, or private debt placement or crowd-sourcing under the new SEC guidelines.

Your profession should provide sources of private money.Check out the Start Here page http://www.biggerpockets.com/starthereLocate and attend 3 different local REIA club meetings great place to meet people gather resources and info.

Plus, the income is mostly passive, and what little input it requires can be done here from the office, so it seems foolhardy to cut of a $52,000 source of income right now, even if it is soul crushing.I'll be purchasing a duplex that rents for $1400/mo for $50k down, $50k financed at 4.25% here in a month (780 credit score).

You guys have been my primary source of education since I've been listening.

The other sources seem to be a step (or more) behind or in lala land.

Here in CT, you can't even discriminate for source of income.