re: If you had a million dollars to invest

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Seem's like a damn long time to reach the point where you are making a profit on rental units after taxes and expenses.

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huh? You are making profits from day one if you buy right. Let's say you buy a stock for 25k. It does not move much but is paying a nice dividend. you are making profits on that from the first dividend. You seem to be mixing up profits with 100% returns on investment. You expect to get 25K profit on that 25K stock you bought? 100% return? you might over a period of time. same with real estate. A down payment on a home is no different than buying that stock. great returns/profits relative to what your COC return is and PCF is IF you buy right. they are both related. FInancing a home gives you tons of leverage and increases your COC return versus a cash buy. Then all the tax benefits RE gives yo not to mention equity/principal paydown your tenants do for you.