(total approx 200k)We cannot find anyone to loan us money (ok we tried like 2 places)---I just never thought this would be so difficult because we own a house outright & we are still getting turned down because of 2 late mortgage payments when my husband was injured & out of work for 5 months last year.We both work and made enough money on our first flip to buy the 350k house outright.I am a real estate agent & our area is very rural. 

I do use the term "avoid" but it is quite difficult for anyone to avoid nuisance lawsuits today.

because I'm thinking no one can really tell you when to sell your property, since it would be difficult to get a loan from a private/hard lender first off.

If you are to the point where you are feeling the effects of too many personal loans, you will start seeing the ability to qualify with a conventional product becoming more difficult.

Marketing is very difficult done right.  1-2 properties a year is a great goal.  

Mostly, because the property was difficult to obtain bank financing.

Even though looking for properties in need of reno is more difficult and likely will require more up-front capital, you will likely make far more money, far more quickly.

I'll eliminate it a little further without giving up the whole idea.I understand it's unique, and it's difficult to find others who see enough potential to try something different. 

Getting anything to cashflow, without putting a whole bunch of money down, in the Gallatin Valley is very difficult.  

The drawback I have is that it is difficult to pounce on properties that are still selling relatively quickly with the commitments I have  to my patients in my dental practice.