When the owner of the distressed property, the flipper, the future owner of the rehabbed property and you are all getting what they want, then you have a deal.

That way you can buy houses from distressed homeowners (wholesaling) and sell the homes in good condition for a nice commission.

I saw this deal that I can house hack but it is pretty distressed.

You need to drive your farm area and look for properties that look like they are in distress.  

Since I just purchased a home in GA, I don't have much capital available, but could possibly do up to 20k down on a buy and hold but I would rather keep my funds and look into hard money lenders or distressed properties that I could buy cash and sit on and do most of the rehab myself.

I feel really comfortable working with short sales, foreclosures, and folks with inherited properties, but distressed properties are definitely in decline right now with the high market prices.

Most owners are never doing as good as most think they do by owning one.Maybe if you can find distressed owners, and buy them 40-60% below market value, then improve things for a fast flip, you could have something. 

Understand if the business isn't distressed in any way, just like in residential real estate, you're paying top dollar and it isn't a great deal.Also be aware, owning a business is not freedom.

I think there is going to be a lot of distress and there will be a ton of homes that you and your husband can buy to flip, and even live in one the disaster has left. 

We're also mailing a bit more frequently (every three weeks) and they are absentee owned so I'm sure we're not the only mail piece they are getting lol.My partner and I have been driving for dollars for about a month building our own list of distressed properties.