@Alex Silangyes, i will buy - but only to BRRRR, or on seller financeand only if the numbers workmade 2 offers toward the end of last year on potential BRRRRs and got outbid. 

It could also be worth it to test the market and see what kind of offers you receive. 

@Brian Chadwick A cash out refinance might offer more favorable interest rates than your HELOC provides.

---Investors always compare/hire people of Craigslist that are uninsured, questionable skills, are unreliable and offer no warranties.

Large sponsors have multiple offerings open at a time so investors can choose a property type that fits their goals.

I found this quote that you posted:  "Also proud to say our quads and duplexes (which are rarely offered by other builders) have not only exceeded our estimates for rent & rent growth but value growth as well."

@Chris Lin not sure where else you own properties, but all their fees are what is normal for the Metro Detroit area.We have heard some PMCs offer lower fees in other parts of the country, but from what we've researched, these only apply to Class A properties - which are REAL easy to manage.We actually charge LESS than average to manage Class A rentals in our market.

@Rae Chris Ann Arbor is pretty expensive, so difficult to find cashflowing rentals.You may want to look in Ypsilanti - if you want to stay in your area.Otherwise, Metro Detroit offers a LOT of options.Read our copy & paste below for some helpful info:---------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

California offers great job markets and weather, but comes with high costs. 

Alta is a little expensive. https://learntitlesearching.com/contactus is 150$ looks like it has a lot to offer.