I see. I don't understand how you came to a cash on cash measure is all.

My boom was Broward. Pre construction contracts flipped before ground was broken. New construction in Port St. Lucie. And Broward condos.

Those days are gone. For now. Until the Fed, and Janet Yellen do something that has unintended and unimagined consequences, or some world event intervenes.

Hopefully I'll be able to recognize, and act, while the economists on the politics thread debate and theorize about it.

Charlie Crist put an end to flipping construction contracts, that's not coming back. Florida banks and brokers offering me 2000% of sale's or appraised values is done. For now at least.

It was fun. I was making about $50K a year when I started. I'm still there, several others are busted and long gone. One of the few places the FBI showed up and put mortgage brokers and bankers in prison. I was interviewed by an FBI agent about one realtor and one mortgage broker. I paid back everything, they were going after those that originated and lied.

I was down in Cuba, probably illegally, and they met me at the dock in Deerfield Beach. I had about 6 Cuban cigars. They were laughing about me going to Cuba, and asked me how many times I went down there. I put them off and had an attorney present when they questioned me. Right off the bat they told me I didn't do anything wrong, but asked detailed questions about the appraiser, realtor and mortgage broker. None of them were charged. The realtor moved on to the next boom. She thought North Carolina. No idea what happened to the mortgage broker or appraiser.

Scared the crap out of me. I thought it was the trip to Cuba and the cigars. The Captain was the boat was scared also. Big time scared.