The truth is, people are suckered by this all the time.

I get a lot of applications from out-of-area people, typically moving from another state.

Given that we are on BP and so many people know Brandon, I am very surprised that not many people are invested in ODC.

That will be a determining factor for where it makes sense for you to purchase.Regarding waiting - bear in mind a lot of people were predicting rates in 2024 would be in 5% range or low 6s, which didn't turn out to be the case.

That said, this might not work for everyone, so a fix-and-flip loan can be a great alternative.My team and I work with investors nationwide who face these same decisions.

There is an incredible amount of points to consider when weighing the options on something like this and honestly, I don't recommend it to very many people at all ....even seasoned tradesmen and investors.

It has made me question how can people live the way they do.

Different people expect a different combination of risk/reward.  

@Shayan Sameerif you are putting down 20% cash but borrowing 80% from a HELOC, i still think you won't cash flow.i also get nervous when people throw out entire states. 

Quote from @Andrew Steffens: There are probably more experienced people on this type strategy who will hopefully chime in.