I just realised I did not edit my post completely and said WOMEN investors.

I have seen optimism beginning to return the past week or so, as people realise how much they're saving on mortgage payments.

Many here greatly benefitted from that.it did reinforce the lesson that crap properties were still crap.Today the market drivers are different and underpinned by people that have grown tired of money market instabilities and lack of personal control of their futuresFOMO applies here too, but my opion is that many, both individuals and institutions have realised the housing is something needed by all AND 'THEY AIN'T MAKING ANYMORE DIRT"

Equity is a separate second income stream.Investors that place a value on cash and realise it must earn it's keep, or is costing you money, will assess it's opportunity value at a minimum 10% and will deduct that off of the top of the rental income ahead of all other deductions. $100K in equity is generating a income of $833 on the property and is deducted from the rent first.

@Jim Kaufman Jon is correct that you will probably not realise full benefit of rewiring on a flip, especially if no one else is doing it.

They realise that due to distance or their own inadequacies that they must use a PM.

Yep the $500 specials can be a pit fall if one does not approach then with a well educated eye, we are also looking at properties that are already rented, but will still get the full inspections plus check City occupancy certification etc.When I first found BP, I quickly realised how valuable this site will be, hopefully I will be able to give back, though I am not a forum junkie as my evenings are walking the dog, cooking dinner for the family, usually quoting work then if there is any time left, property searching.

It was the seller who did the math and realised that selling retail would get him more money, but it was he who proposed the questions that we sell at the prices settled-on if we could find a cash buyer in this range.I in fact did discourage him from this idea at first as the DOM in this market would have been pretty short ( 60 days or less).

We experience some delay due to limitations on our velocity - we had to interlacing this project with three over turnovers, each requiring 1 - 2 weeks of effort, which occurred this spring.Regrets: Even now, part of me thinks I should have gutted the upstairs as well and replaced the existing insulation and vapour barrier with closed-cell foam.We are getting ~30% more rent per month than before the renovation, however it was only later, after the lease was signed, I fully realised that I undersold myself on rent and could have demanded an even higher amount (8-10% according to the agent and appraiser who walked through).  

Also is it legal or ethical to talk with a wholesaler to inquire about an address then bypass them once you realise how much of a markup they want?