So I contacted several PM's and had three in mind, but one of them only will take the "cream of the crop" listings in the great zip codes.

ice cream melts and concrete cracks. 

I have about 30K set aside for my first deal and just want to get folks feedback before getting too far ahead (definitely the analysis paralysis type...)I have been keeping an eye on the Seattle market and cost entry is just bananas, but I have been taking a look at duplexes just south in Tacoma WA, and have seen a couple fairly distressed properties (20k-40k rehabs).I want to house hack my first property with a rehab, doing a fair bit of the work myself (i have a bit of experience in construction) and farming out the rest of the heavy work.

The the last phase, little to no acquisition, little to no new debt, jettison under performing properties, paying off debt, keeping the cream of the crop properties and living off the fat of the land.6.

Take the cream course, and do not wait to take the test.

Now, where renting might make more sense would be some old crusty investor guy, single, one foot in the grave, the other on a banana peel, liquidated holdings to cash for the estate, rents to avoid final issues or transition to the nursing home and who still play in RE flipping with others or having rentals under management.

Investing is not peaches and cream and we don't kick back with our feet up. 

I hand them out to the mail carriers, ice cream van, or whoever is driving areas and would like to make an extra $500.  

His full time job was serving as a waiter at an ice cream shop, and he made our deal miserable - or should I say, a Rocky Road.Part-Time Patty will drop her drawers on commission because she's a weak negotiator - and she's the very last person you want representing you.

I know small 🚌 Ines's owners who are getting creamed.