I thought I was being safe as I didn't want to get burnt.Warm, delicious pizza is using bank debt/other people's debt to make wise investments that make sense and have room if things go south (such as a good cashflow that will continue even if rents drop 25%).Scalding hot pizza that burns the roof of your mouth and causes misery for three days is overleveraging on debt where the house of cards could realistically fall with the next refinance or market change.When I began real estate investing I went from lukewarm pizza to warm delicious pizza. 

Ideally no one is drinking hot water, but all you need is to get some in your mouth during a shower.

PUT YOUR MONEY WHERE YOUR MOUTH IS and buy me out.

However, it does require the wholesaler to put capital at risk, as we used to say in my Brooklyn youth, “to put your money where your mouth is”.

This is a reason why you let emotions temper down before opening your mouth or typing on a public forum.

Being relatively new to the business and not having capital to start and "put your money where your mouth is," starting in Bergen county is not a good idea.

Or better yet, go completely off-grid, ie, put your money where your mouth is...... 

Everyone wants big deals but when push comes to shove you have to be willing to put your money where your mouth is.

Do what you say you are going to do, put your money where your mouth is etc..  

Doing this long enough has taught me, the number that came out of your mouth will get stuck in the customer's brain, even you say lots contingencies afterwards, the customer will remember none of those words.