I would buy a deal that at least minimally cashflows (they exist) and then plan to refi in the 18-36 month window.

Just want to mention that sometimes it works out better to raze an existing property down to like 2 studs and rebuild around it so that it still is classified as a remodel versus a complete new build. 

This allows you to access funds while keeping your existing mortgages intact.Second Mortgage: Explore lenders who offer second-position loans on investment properties, though rates will be higher.Cash-Out HELOC : While traditional banks often restrict HELOCs on non-owner-occupied properties, some portfolio or private lenders may offer HELOCs for investors.With $15-20K in liquid funds, look for deals where you can negotiate terms:Seller Financing: Negotiate lower down payments or interest-only periods.Subject-To Financing: Assume the seller’s existing mortgage while covering the down payment.Lease-to-Own: Lock in the purchase price while using rental income to build equity.

Jason - First, we care about our users, which is why our policies exist. 

Human nature is fallible and any business that exists out there is run by humans.

The only reason to look into franchises that flip houses or do renovations pre-sale is because you have existing business that you could leverage on top of this to add more clientele.

I'm looking to categorize my buyers and blast out a text message to specific groups whenever I get a property that fits their criteria.I'm sure services like this exist out there but I'm looking for the most cost effective one and I'd rather hear the best from you guys rather than from the salesman pitching their product.Does anyone use a platform like this and how does it perform for you?

I have actually cashed out a lot of my IRA now bc I have so much depreciation from RE that my tax bracket is very low and the taxes to pay on the IRA withdrawal are also pretty much non existent (taking aside the penalty). 

got out of flipping to new construction in our market in columbus ohio. licensed general contractor. when interest rates got high single family existing went down by 30% new builds sold at a 6% increase that year which demonstrated the desire and premium that new construction commands. never looking back. total control, rinse and repeat. we can get permits in 28 days. we can buy land cash in 21 days. we can build in 120 days to 140 days and keep moving. super scalable and easy and no risk. we build the same 2-3 Floorplans 

Sometimes less is more and just taking the step to buy one more might be better than selling your goose that laid the golden egg in the existing successful house.