Count on my new book keeper to have some super sexy plan for me 3 .Need Cozy to get everything organized for my book keeper. 

That’s a way to see it, yes it’s about the the risk. 2008 brought the “risky” loans AKA Hard Money to the teens.

I was a bit in debt in my late teens and very early 20"s .

I like to see mid-teens or better CoC ROI, @Drew Shaw.

It's not sexy or complicated.

Since my students get that training as part of the program, and I use it to teach it, they get the software too.Back a number of years ago, when it was in its infancy (no, maybe its "teen years"), I was offered a large amount of money for it...but I was still developing it, and wanted to still be able to use it...and improve it. 

It is not glamorous or sexy, but it is invaluable, can help you save some more money will help you call out crappy contractors as you start your own investments. 

You sound a lot like the sort of male teacher who would have a closed-door meeting with a too-sexy-for-school teenager in his office, and then, when questioned about it, would act all offended and ask, "What?

I understand not everyone has the patience and owning rentals isn't as attractive and "sexy" as flipping for a quick $50k profit.

Call 1-800-Marines, do what the nice man tells you, post back in 4 years, and you too can get that sexy VA loan. :)Proof is in the pudding.