I've done it on 4 or 5 rental tubs and cultured marble counter-tops with great results.

Not only do they have high CoC returns but they have good population growth, growing jobs and diverse and modern economies.

@Danny Webber@Brandon Miller Yes you both have a point its more steady and i see more flips with more profit In San Antonio Where most of the jobs are more diverse and don't rely so heavy in oil Industry it seems riskier for me or at least those are my thought in the las crash in 2015 I saw so much of the population move out and real estate dropped so much it became a buyers Market with the low prices everyone was moving out due to job loss or lay offs  

. - Yes Keith - it's that way in small town KS and some of the other flyover states - but you'd have to visit to get a feel for the area - if you are from/live in NYC you'd possibly die from culture shock -- I think small town KS is cool and appreciate it - but these areas are in different solar system compared to large metropolises. 

You may want to find similar minded investment partners or perhaps find people different from how you think so that way you get a diverse array of opinions on investment options.

There's a monthly bigger pockets meetup on the first Tuesday of every month at Resident Culture in the Plaza area from 7 - 9pm.

What the IRS does stipulate that all activities of the plan must be for the exclusive benefit of the plan beneficiaries.The IRS recommends the following criteria to determine if a plan’s policies are for the exclusive benefit of the plan participants: The cost of an investment must not exceed its fair market value (FMV) at the time of its purchase.A fair return commensurate with the prevailing rate must be provided.The investment must be sufficiently liquid to permit distributions per the plan terms.The safeguards and diversity that a prudent investor would adhere to must be present.So put that in perspective relative to the lending arrangement you are considering.

I'm thinking of switching it up and doing this Saturday morning, say 10-11/11:30, so folks could come up and then go out and enjoy all that the valley has to offer (wine, food, culture). 

The strategies may differ.A few perks to SA are strong job and population growth and diversity of employers.  

In your case, you would be tying up most of your capital that could be used to expand and diversity your portfolio.