@Ryan SteeleI'm looking to join one actually but I'm looking for smaller groups of semi experienced to experienced investors.

But the father and son are both dead now and the wife is semi-retired and I am not interested in buying anything in NJ anyway.

It was also semi-distressed.

When we do analysis if the property doesn't return a MINIMUM estimate 20% return on cash invested (semi conservatively) then we throw it in the trash and look for the next one. 25% is a good benchmark however many times the realized returns on projects can well exceed that number.

I've been on a semi-hiatus and have missed this whole thread.I like some of the variations you put into your comps sheet, Charles.

I played poker semi-professionally (in addition to my day job) for about 15 years, and I was much more comfortable telling people I was a professional poker player than I am telling them I'm a professional house flipper... :-)

There's a reason, usually with $ in front and the words "Cash Flow", behind, that those of us in the Midwest (especially SE MI) have so much "Out of State" interest in their TurnKey Hold Programs.  

Also, I have often wondered if many of the younger set would like to buy a semi-furnished place....you could offer a flip furnished for an additional few grand (if you choose wisely at Ikea) and tell us how it flies.

I'm currently looking at 2 bedroom units (apartments) and 3 bedroom semi-detached (duplex) and utilising the BRRRR strategy on something that has medium to minor repair requirements.

My guess a DIY or semi-skilled mason.