The days of cash out refis to scale up and make a killing are gone.

Well done though, fun part with doing business is you can scale it quickly and there's always surprises on the way :)

This will vary property by property and area by area, but in area not only do you have all the city/county level planning: access, traffic counts, density requirements, unit counts for school districts, sewer capacity, etc, but you also have neighborhood councils which will have additional level of say in final design, scale, unit counts, uses, etc.  

My particular program is to only invest in class A in residential (I do b, c and even d in commercial), charge the tenant the high end of the scale, and fix immediately anything he wants that’s even semi reasonable.  

My opinion for what it's worth, Account Closed, is that it's much harder to find a deal now and make the numbers work.I believe there is more "investors" or at least people attempting to invest than ever before - combine that with our current situation of higher than what "most of us" are used to and low inventory = 10X harder to find good deals - in my opinion.Wholesaling being easy is a myth...I know so many people here in Chicago who talk about it, but the number of people doing it at any scale for a length of time is nearly zero....the one guy I know who's been at it longer than most here in Chicago is @Zach Shepard and he's a silent snipper!

I don't think it was ever easy to make a lot of money, but people are still doing it.I am seeing a ton of people scale their portfolios incredibly fast in today's market.

With $120k cash, I would leverage your money if you want to scale faster. 

Strategy: Agreed if you can get away with only getting lending on one property that will cut costs, but if you need to in order to scale then may be a cost of doing business. 

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I'm a "newer" investor as well but have scaled my portfolio to 10 doors across mostly Detroit and Memphis.