Not all brokers are equal.If people haven't transacted a 5,10,15 million dollar deal then they are speaking from a place of the unknown with experience in smaller deals.

Show me a banker anywhere that will give an unknown entity money for this kind of thing at 100% and I will show you a likely scam. 

I guess this all stemmed from the fear of not having consistent income coming in and trusting the unknown but wow the trade-off is insane.

The returns are chewed up by inflation, unknown fees, and more fees of fees.If you are loaded and want to hide cash, go for "investment" insurance.  

Divided into hard costs(known) and soft costs(unknown). 

If you have a below market rent for a good tenant, but have to place a new tenant that inherits the rent base of the existing tenant then you are supplementing a new tenant of unknown quality.In part due to rent control, reduced rents even on non-commercial MF (4 units and less) does affect the value of the property if you need to exit for any reason. 

Starting out can feel overwhelming, because there are so many unknowns.

Regardless of the many systems and procedures we have in place at FlipSystem and MartelTurnkey, there is admittedly still inherent risk and unknowns to any type of real estate investing (at least the ones that have the potential to generate more than a couple % return a year like most of our successful students do).

We may be one of the few that still believe in the long term value of property/rentals in Portland and I do look forward to building in the future (hopefully), but at least with the current unknowns in building costs...

I was more concerned stocks were overpriced & alot of unknowns with election year biden/sanders/trump.