I agree that a 401k is another tool to add to the arsenal and shouldn't be the only source of retirement. 

@Gorden Lopes - yes, picked up an off market deal near the arsenal that needed a complete interior rehab, but the structure and roof needed zero repairs.  

But why would you want to remove such a valuable tool from your arsenal?

I will add that question to my arsenal!

I used one piece in my arsenal with hardly any modifications for ten years.  

@Michael Quarles Taking comps to the appointment is a great technique that I'll put in my arsenal.

Congrats on joining this Forum, it can be the most valuable tool in your arsenal...and don't feel bad about your situation, I'd bet most of the people on here have been through similar events....I know I have :-)And yes, you can absolutely get started right now!

yeah john the michael Quarles podcast might be my favorite. i have six rentals right now and getting financing is becoming harder and harder also i am getting pickier and pickier with the deals i want to pursue so i figured a direct mail campaign could land me a great subject to deal. this way i could get the deep discount with built in financing. although i have never done a deal subject to but i would love to add it to my arsenal.

Recasting is an interesting and under utilized tool in the arsenal of RE investors. however, the decision to do it really comes down to one's goals and the interest rate.

Thanks @April crossleySo here's the thing, i may have some deals in my arsenal from doing drive for dollars in the upper NEW YORK area when visiting one my friends.