It seems like I need to check further away from the DMV area.My feelings are if you want “cash flow” you should buy a bond (I really like the tips rate right now) there is next to no reason to buy real estate for cash flow, if you are going to buy you should buy with appreciation in mind, which is not to say that’s the route I’d go, I’ve been liquidating properties to put in stocks and money market funds over the last few years and u just did the math and I’ve come out well ahead, but just to say there are arguments for stocks/bonds, there are arguments for levered appreciation, but the cap rates pretty much anywhere aren’t worth it vs an inflation protected bond, especially since a 3/rd of inflation is real estate anywhere, you could get “cash flow” and inflation protection much easier through a tips.

U will never hit the numbers ever in renovations as there is no way to know the unknown.. just make sure there is plenty of margin above you all in price and cost of capital. 

@Jun Lee One pro that I can think of a solo 401K is there is no UBIT taxes when an asset u invested that had leverage sales.

I would stay long enough for the 2 years so you quaify nothing is going to happen in the next year or so.. that tax free money is the best thing we have going in the US in my mind. then U could buy some very safe first trust deeds and make 4 to 6K a month NET NET NET without any of the TTTs..

exactly I fund wholesalers in SC all the time.. its a boon to my business  :)  these laws are sweeping the nation.. its consumer protection U just have to many deals go wonky and complaints are filed so regulators are finally taking notice to this acitivty..

With cast the roots can sneak in around the bells and with clay tiles they just stack together so every joint is a potential entry point. 

Probably could have done about as good with cash flow RE.. but U cant buy 5 mil cash flow prop with nothing down like we did and have a zero interest carry..

Fill with joint compound and use your old paint for touch up.   

Start with $8K through FHA loans, joint ventures, private money loans, crowdfunding platforms, and BRRRR strategy.

U will go broke that I can basically assure you or at least 90% chance this will not work and you will lose money.U would be better off making loans with that 3% 4% money at 10 to 12% and make the interest rate delta pick very good borrowers and let them take the risk on the assets..