I do see some flip opportunities, but flipping is a job; stop flipping and the making of money stops,My next purchase is likely to be in a different market with lower profit expectations than I used to achieve in the San Diego market.  

If you were going to rehab and sell, you could just bring on a money partner and split the profits and manage the work.

I think it can be profitable for seasoned real estate investors who have both the time and expertise to make sure their rehab project stays on budget, but I definitely wouldn’t recommend biting off more you can chew and doing BRRRR for your first deal.

My motivation to sell was because I figured I had just purchased an investment in a bad area, and I was essentially doomed to make a profit/even break-even on it.

So one major repair can wipe out a year's worth of profit.

Constantly evicting people is expensive for a variety of reason and sinks profit.

The goal is to refinance with equity after a year and then use the FHA to house hack again. makes sense. most of the profit is going to come from equity.

If you have never done this as a full time business I will throw caution to the wind it is not as easy or as profitable as online forums make it out to be, and if you need money for living this probably is not going to sustain your lifestyle for the first several years. 

I've looked at the fastest growing areas in other states and while I think you can profit from real estate everywhere, perhaps with a different strategy, investing in the fastest growing areas in the state seems to me to give an edge or a push in the right direction.David KrulacBigger Pockets Podcast #82

I’m looking to do a few spec home builds a year, I’ll take those profits and build multi family properties for long term investments.