Most professionals will recommend a separate LLC for every $1 million in assets but I don't think that's necessary.

And you think that will take 6 weeks + hard work. 😂 Cash for keys can be done in an afternoon. 

I’ve realized I need additional help—someone local, like an assistant.Here’s my idea: I was thinking of purchasing a small piece of property and putting something modest on it, like a single-wide home or a similar small structure.

I'm thinking of doing this myself and trying to determine what this is going to cost me.

I was thinking if the number's work it would be best to take the not-so-good interest rate and refinance later, like you said.

unfortunately, I think you are right - it's a difficult market for investors, period. 

There's a lot on the landlord side that you'll want to get caught up on and it will take some time to get your systems right but I think it's worth it.

Don't you think 75/25 to the gap funds investor is a bit extreme?

When a Class A apartment can be had for the same price as a Class B/C renovated unit, the B/C operator drops prices, and so on.But, in terms of making an investment decision, I think it is short sighted to rely purely on full market average data.  

@Chris Magistrado - I think there is too much risk associated with remote flipping.