Consider this the cost of your education.

I feel like there's still people trying to make BRRRR deals work close to the city and the truth is it's nearly impossible given prices, rates, and the cost of construction.

Typically starting with a smaller rehab budget of $50K or less (maybe a max of $75K) and avoiding a 1 to 1(or higher) ratio of purchase to rehab costs is recommend when you are first starting out. 

Houses out here cost average $1.3M and rent for $4,000 per month. 

I want to stop being pennywise pound foolish and get things set up properly. 

Many out-of-state investors make big mistakes that cost them far more than a property manager would charge.

Happy to chat...being a local GC takes out a lot of the risk of the biggest variable for most investors (unpredictable rehab costs) and also allows you to consider more options than the average investor, with your rehab costs being significantly lower.

Also factor in if the rents jumped a lot and if that would lead to a vacancy, which will cost you more in the short term. 

•This additional income can help offset costs and increase your total reported income for future pre-approvals.5.

We’ve done this exercise for ads in our market and the search volume is negligible Share a screenshot of your GA for us if you don’t mind showing your seo traffic and conversions According to Google the volume of the below search terms which your site ranks for is negligible so very very curious how much seo traffic you are getting and if you have your goal conversions setup which I’m sure you do it’ll show the conversions from this traffic source  Your screeenshots of form conversions mean nothing to me.