(bread-and-butter houses where I flip RETAIL for less than that).4.

@Kyle Dhillon This type of space is my bread-and-butter!

That's all great and is the bread and butter of the industry, but there's a much larger swathe of the population that would invest in real estate if there was an easy way to access the deals. 

Insurance is a bit higher since we have a lot of storms, but $50-$60/door for a $90k house.I'm focused on anything within 2 miles of downtown, but Kendall-Whittier is my bread and butter.

My preference is always towards bread-and-butter housing in B+/B/B- neighborhoods.

As far as wholesaling, and I mean really good wholesalers, they are the bread and butter.

Out of state purchase in 2005(no money down/new). ouch....still not cash flowing, but bread and butter deals looking good!!!..

-This is my bread and butter, as I already know the seller wants to sell, and I can handle the transaction myself.

By this point I'm starting to become very active in our local REIA, attending every single meeting available, having lunch every so often with local landlords, and getting to know all the big players on a personal level.At this time, people contact me regularly about going in together to buy rentals, I accept only two and turn down quite a few others - Interestingly enough the landlord that kicked us out of the house when I was 6 partners with me on multiple purchases.Between 2016 and today, the bread & butter of my good deals are landlords who do a terrible job.

I love those plain bread and butter buyers ( strong financially, laser focused, works with you exclusively, etc.).I don't like off the wall or out of the box stuff because percentage wise those deals and buyers have a very little chance of closing so a broker/agent might work with 10 of those types and only close 1 to 2 of them if they are lucky and those deals will take a lot of time thereby reducing returns.