@Mike Cumbie  this has been one of the biggee's the doom and gloom crowd has been touting as something that will lead us to a real estate crash or economic crash.

LOL.But you hit the nail on the head in areas of economic stability with real homeowners with real credit and a job and a few dollars in the bank there is no reason.. they get a FHA loan with 3.5% down and cash you out. simple as that.that's why my statement of sub prime all over again its exactly what that model is.. its not picking on anyone person its the model.. there was a guy down in San Antionio that came on BP and spouting about how he bought these homes and never touched them then sold them on contract to Hispanics for about double what they were worth.. then sold the paper to unsuspecting CA investor touting it as performing paper.. lots of money lost in that deal.. that thread went on for 400 posts about how bad that model truly is.Granted in some areas that can be the only or best way to maximize gross sales amount..

Interestingly enough, they touted how proprietary the software was all weekend and it looked awesome. 

They tout the backend appreciation that is "expected" in conjunction with the distribution payments.

And yes, I'm beginning to sculpt (and re-sculpt) my plan as I go ;) I initially wanted to pursue small multi-family properties, for all of the reasons they are so highly touted, especially as a beginner.

@Chris Ono ....great to hear your success story in Austin areaThoughts on student rentals close to UT Austin area? 

Joyeux Noël et bonne année à toutes et tous!

He made the big doughnut on the deal, but he proudly touts that "everyone got paid".

I think your most profitable flips right now in DFW are absolutely in the $250 - $400k ARV range, located in the hot school districts I continue to tout...Richardson, Grapevine/Colleyville, Fisco & Plano. 

I live in Kansas City, and have heard many members tout the market of KC being "good for cash flow as well as some equity appreciation" or "a hot market".