All it does is substitute your money for the tenants money. 

(Substitute numbers for your area) If you bought a 1666sf house for $100,000 ($66/sf), and did say a $60,000 remodel to bring it up to a $150/sf sales price of $250,000 you would be able to cash out 75% of your ARV Equity ($187,500).  

Another option would be to find another buyer and ask your sellers to let you off the hook for your purchase contract and substitute the new buyer.  

While lots of leg-work can be done virtually, there is no substitute for visiting a market to get a true feel of what makes it work.

I'm up to my ears with outdoor cats*.DISCLOSURE:*Outdoor cat may be substituted by stray dog, rabbit, squirrel, flock of pigeons, coyote**, bobcat** or fox**.

See Treasury Regulation 1.48-12(b)(2).If the rehabilitation is completed in phases, the same rules apply, except that instead of a 24-month period, a 60-month period is substituted.

I like the idea of using forums like BP as a substitute for social media.

But, when I substitute in the available cash - the opportunity cost - it's only 2.5%.

You can substitute "units" for "houses" and scale beautifully into multi-family and let experience lead your way.If you are currently investing in RE, study up on the MF asset class (Ken McIlroy's youtube channel and any book he's written is golden for this) and try to put yourself into a position of direct ownership. 

Reading even the best books and listening to even the best podcasts is also not a substitute for qualified advice from your own attorney and/or CPA.