A low down payment can mean that people have more money in reserve for when something goes wrong!

Most people don't last 5 years.I agree, that the traditional "land investing" model of buying cheap rural land has gotten more saturated, but its not dead.

At this point, I’m starting to wonder if I’m chasing something that doesn’t really exist anymore, or maybe I’m just looking in the wrong places.

But you can't go wrong with a little down south in San Antonio either.

Both of you are having the wrong argument.

Understand your risk in 2nd positionAs a second lien holder, the bank in first position gets paid first if anything goes wrong.

If you categorize that wrong, you either o@vSearmp aTya ttoa xaepsp roerc ifaltaeg  tyhoautr,s ealnfd  fyooru  anna ialueddi ti.t  Hoanv itnhge  tChPaAt  pcoaitnetg.o rTihzaetd' sc oerxraeccttllyy  hboewf oIr et hyionukr  aCbPoAu te vietn  tsoeoe.s  Yiotu rs ajvoebs  aesv etrhyeo noew nteirm ei sa ntdo  mhoannedy .your CPA clean, categorized data so they can focus on strategy and tax optimization, not organizing receipts.I learned this the hard way.

You're right that margins under 5% aren't workable -- that's basically saying the market doesn't have a deal for you, not that you need a different sourcing strategy.The 70% rule is dead in SoCal when ARVs are .2M and up.

We all know why, however we just do not want to admit we were ALL wrong.

What happened or what went wrong with them?