It's funny how over time you start to recognize that some questions need to be answered by the resident expert!

And no, when you buy you do not have equity, equity is established over time, minimum of one year for your books after you have an appraisal, otherwise equity is recognized when you sell.

The only hypothetical situations we're talking about are the poorly constructed ones you are tossing out in your analysis and refuse to recognize as flawed in spite of experienced local investors repeatedly correcting it with actual numbers from their own portfolios and experience.

But I’ve also come to recognize that not everyone has the advantages I’ve had in my life.

You finally identified shareholders in this blame-pot:  I think is naive to think "banks will be smart enough to keep their own standards of lending similar to how it currently exists" since bank management has a fiduciary duty to its shareholders.As far back as the early 90s - maybe even earlier, based on how such notions were regarded as settled facts, graduate schools were recognizing that the shareholders' rabid demand of their companies' pursuit of high and increasing short-term profits was completely overtaking any consideration by the corporate managers of this demand of the companies' long-term objectives, wealth creation, service to the market, business reputation,  ...  

I recognize you from Fitness U.

You will be able to recognize it for what it is.

To those of us whom have worked in government for nearly three decades, this is recognized as "progress."

@Steve Babiak  I wondered how that worked.. and I appreciate you straightening me out on that one.the reason this came to the front of my brain is I had a meeting with my accountant this week.as you know I am selling off all my rentals and going to cash.. these were Go zone purchases so the strategy at the time was tax savings when I bought them which worked.. but it looks like I am going to have to recognize over 100k in recapture... and be taxed on that.. and because the homes did not go up in value and I had minimum downs.. and you deduct sales cost there just was not enough cash coming out of these to marry to a 1031 that would replace a million bucks in debt... so your kind of stuck..

I've both invited them to events I've hosted or taken clients to some of their newly built homes all with the intention that they constantly see and recognize my face and eventually know my name.