In instance above if you put in 42000 and get 1200 a year - 1200 / 42000 = 2.8% Cash on cash

Large Metros get this.You should be looking in growth markets which have higher cap rates - but the future projection is they will decrease.Mid-west for instance. 

This actually seems like a great scenario for a 1031 exchange based on what you've said.

So if you had 20 of them, you're talking about a huge retirement kicker that you can build.If you're up there higher in age (i.e. 40's or 50's), then the long play doesn't make as much sense. 

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?

Based on the development expected over the next decade, I believe it's a great area to invest in. 

For instance, a friend of mine transitioned into the BTR market in Austin, Texas, after noticing consistent rental growth.

Oregon saw it that way as well.. many folks got cease and desist using guru on line training techniques this just formalizes the activity and levels the playing field and gives both buyers and sellers a mechanism to get out of deals and or have a regulator step in..

Because based on those answers, you can just get a conventional loan. 

I heard good things about it, but I have never played it.