@Kenneth GarrettThat last paragraph in your reply was gold.

If you want to spend that time chasing deals to make you possibly $20,000 an hour - that is where the gold is.  

@Ross Denman Everything in your post above is solid GOLD.

Went with the mid century rose gold and mixed metals for finishes.

I have some great videos with golden nuggets on my Facebook page so feel free to check them out.

Libs, Fishtown, south Philly, Brewerytown, outskirts of U-City), buy and hold markets (Olney, Strawberry Mansion, Germantown, Cobbs) and then the neighborhoods that function as both flip and rentals (which usually means the BRRR gold mine reigons) like Cedar Park, Sharswood, Port Richmond, E.

I couldn't turn it Additional bonus nugget: In my opinion, buy vacation rentals at the beginning of the low season, sell just before the high season (probably a no brainer).

LOL  just like during the gold rush it was the hardware stores and bars that cleaned up.

I don't believe Boise is the right market at this time if looking for cash flow, but it is a gold mine for flipping/appreciation plays.In your example of 220k with 20% down I am showing -$30 cashflow with same numbers, and also wouldn't have any equity to tap for a HELOC.Sounds like you have a keen eye for the details, which I very much appreciate. 

It took hours to set all those checklists up but for $10/month, its worth its weight in gold because I don't have a single doubt that my housekeeper knows what to do because its on the checklist.