If you want to be competitive and the market is hot, your total earnest money (all in before closing) should be at least half of your downpayment.

A beautiful excel tool would help a lot (along with #s from a CPA) Where / how can I get my hot hands on something like this?

The best deals do have "accredited investors fall from the sky" they fill up 3 days after an email to existing investors :DThe deals I keep getting with non-accredited slots usually suck.

(Of course, prices have skyrocketed since the last time rates were 7%...)The problem with "...am questioning if I should buy now or continue to save in hopes that mortgage rates drop in a couple of months. ..." is that rates might not go down for YEARS - if at all.Inflation keeps coming in hot.

-Give them advice on what's popular in your area (meaning stay on top of what's hot).

Florida and Texas are hot markets

I’m in the red hot market of CT and just went under contract today for a duplex near a college.

These are because of major developments occurring and proximity to hots spots like Brickell, Wynwood, and the beaches.  

If you do go that route, be careful not to hold yourself out as the GP, or at least clearly explain the roll you played because there are quite a few GP's in hot water right now who at the minimum were intentionally vague about their roles creating the perception they have a track record that doesn't align with reality.

You can do your due diligence and you will find an honest, trustworthy and professional company in the hot Detroit market.