When the market swings the opposite direction, you'll be ahead of the game.

In my opinion, house hacking is the easiest way to get into the RE game with the lowest money out of pocket...plus if you throw in a renovation loan like the 203k or homestyle, you can boost your worth quickly!

You're not in this game for a year with the buy and hold strategy.

If you're getting back into the lending game for long-term hold investors, a realistic “ideal” loan might look like this:Rates: Somewhere around 6-8% interest, depending on the risk profile of the borrower and the property.LTV: 70-80% LTV is solid, especially if you're aiming for lower risk.Term: 5-10 years works for LTR investors who want stability.Fees: Reasonable origination fee (1-2%) is expected, but avoid nickel-and-diming borrowers with hidden fees.Prepayment: A soft prepayment penalty could be fair if paid off in the first couple of years, but after that, no penalties.Speed: Being able to close quickly (within a couple of weeks) would be a huge plus.In short, give investors a competitive rate, decent terms, and flexibility on prepayment, and you’re golden.

I guess everyone has their own game plan but there are states that are offering huge ARV potential and cash flow options. 

This is a very fair game I could say, I meant to say in the real world they're just "property management"/REIT that doesn't necessarily have to perform to buy/sell the property to increase NAV.

End of February we were back into the 70s, I remember because we shot a YouTube video outside.

Hey I am fairly new to the real estate investing game and want to see if anyone has a REI meet up or zoom meeting going for the Birmingham, Al area?  

It sounded like you were viewing this from afar as a numbers game and not at all attached to the asset and Easton, which is a great area.

Do you watch all the Fix Up to Flip programs on TV and Youtube videos?