Powerful illustration with the 2003 apt building versus REIT example...

I want my purchasing power (1/3rd debt to income ratio) to be equal to or greater than my purchasing power before initial property.

LOL, .yes.or stain.That poor porch needs a serious power washing before anything is painted or stained.RIP bee dudes.

Things will take longer, costs will run higher, and unless you're one of the few extremely lucky ones first time out of the gate, this has all the ingredients of a disaster or at best a mediocre deal that will leave you disillusioned with the wealth-building power of real estate.Tell us more about what you're doing, what market you're in, and why you think hard money is your only choice. 

Either way knowledge is always power!

That's some powerful cash flow that has a lot of room to grow. 

Given how low rates are, this not only makes it more attractive to act sooner rather than later, but also provides you more buying power. 

And don't discount the power of obtaining that credential when it comes to others looking at you differently. 

I use every advantage I canI have a powerful agreement I list on ABB, HA/VRBO and Booking.com.

More on it here: https://www.biggerpockets.com/member-blogs/10850/77215-the-power-of-passive-real-estate-investing