Hey Diran, I live north of you in the Central Coast.But I invest almost exclusively in Detroit.The pros to out of state investing are many... you can literally go anywhere.

I literally was not allowed to view a duplex without a BA.

All that said, that's literally my 1 and only critical point on Zach and R2R.

They are literally just printing block walls.

They are literally advertising on Twitter that they are the “best” at lending to folks that are “Not Qualified.”

It literally takes 15 minutes on the secretary of state website and $103. 

It would cost you far less than the combined rate they are charging you, unless the rate on these cards is literally at zero.

I’m normally happy to make improvements and think they’ve become accustom to my willingness to invest.The whole unit “turn” cost $7,000, and they provided no pictures or notice in advance of any work, and literally no description of the labor on my invoice.

PM’s I’m not defending the unlicensed plumber but that’s how so many of those companies make margin, if you want someone licensed the easiest way is to self manage a property (I have a duplex 1.5 away I self manage, have a great plumber, he’s literally replacing a hot water heater tomorrow while I’m 1.5 hours away) as far as the future, it’s really important to try to take the emotion out which I know can be difficult, is this a property that has had issues but can be corrected and become a profitable and relatively easy property to manage.

You also have sellers who are financially less literate and make knee-jerk decisions.To your point, off-market deals in B and C neighborhoods are often overpriced, because the owner felt that their house is worth more than what the 5 agents they asked for an opinion told them.