I lost over 4 months worth of time in deal, $2,425 inspection fees but hoping for refund of $450 back from the inspector.

When getting new tenants I've found the increase to be much more. 

HELOC Basics:A revolving credit line secured by your home’s equityLow interest rates, but often variableDraw period (5-10 years) → Repayment period (10-20 years)✅ Pros: Lower interest than other loans, flexible access to funds, potential tax benefits⚠ Cons: Home is collateral, payments may increase, short repayment termWhen It Makes Sense:The rental property cash flows enough to cover HELOC paymentsYou borrow conservatively (avoid over-leveraging)You have a backup plan in case of market shiftsSafer Alternatives:Save a larger down paymentConsider seller financingPartner with another investorFinal ThoughtsWith your timeline set for November 2025, take time to research markets, build connections, and plan financing wisely.📌 Key Takeaways:Out-of-state investing can work but requires a solid local team.Use online tools like BiggerPockets, Rentometer, and Roofstock for analysis.A HELOC can help, but be mindful of risks and repayment terms.

You can add different ways to reach out to improve your conversion for owners you are hitting or you can increase the amount you are sending. 

@Annwar MataniA few comments that I don't think have been mentioned among all of the replies that are worth considering:1.

The article is based on # of sales, not price increase or decrease.

Agreed mate,I'm all about taking personal responsibility and I have been swindled many times in a similar fashion like many feel on this thread.It seems like these investors including myself in other instances get negligent and don't read between the lines.Especially after trust and a relationship have been established, we become gullible and don't second guess or question.Maybe it's greed for some but in my instance it wasn't.Just innocent and trusting stupidity (No, I'm never a victim as that is ******** mentality in my book).I had some spare $$$ and wanted to diversify in other assets through folks I considered friends and trustworthy business partners.Didn't even think twice to look things over.Looking back, it all makes sense now but it's easy being a general after the battle heheI only blame myself here...I mentioned in the thread further above that I lost to the tune of hundreds of thousands of dollars.Again, it is what it is and it's a lesson.Only myself to blame and have always taken the high road in such instances.As much as I'd like to fight for justice and go down the legal path, it just isn't worth the time and emotion.Upwards and onwards.Become better and make more than you have lost.Each to their own and that's just my personal "modus operandi"

If they’ve been around forever but only manage 50 doors, that’s a sign they aren’t growing for a reason.Good PMs are worth their weight in gold, but a bad one will wreck your investment.

It costs the same amount to replace a roof or furnace whether the house is worth $300k or $30k (assuming a similar size).

That said, I'm comfortable with the BRRRR strategy, I understand how it can help us build net worth and also limit the actual cash in and therefore risk to her.