This allows me to tune pricing after spotting trends. 

But again, your profit after selling costs (and any capex improvements) would have to be in excess of $60ok to really make sense.

Hi Ken,After managing hundreds of properties and working with investors (many from out of state) for over 20 years, I’ve seen Tampa, Orlando, Lakeland, and Miami all work—but each has its own flavor.

At the beginning, it may be difficult to get a more expensive property that will appreciate well and so your choice is go with the cheaper property and get cash flow until you can sell and upgrade, or wait for a really good deal which you may be waiting for quite a while and its possible that you will have spent so much time waiting that you could have purchased multiple cash flowing properties by the time you get a good appreciation deal that you can qualify for / refinance after the rehab. i know anyone can go out and get seller financing deals, HML, flip to build capital or whatever the case may be I am just saying sometimes those will be harder and could result in less deals overall. 

So, in actuality the divide between “good” PMs and “bad” ones is probably no different than any other service provider, be it real estate broker, mortgage originator, etc.The key word I has in my sentence was MAY; as in MAY be hazardous to your financial health.  

It may make less cash flow/ per month but in may cases in the long run after PM fees and Repair costs, many times it turns out similar.   

After repair value: 7.

This is more or less like BRRR where I can refinance after renting them out for as much as the cost to build.

Purchase price: $185,000 Cash invested: $35,000 Sale price: $671,000This was our 3rd home.

We gave a final offer of 417,500 and closing costs, and they accepted.Currently in the middle of new floors, a new bathroom, new kitchen lay-out, new trim—after completing tons of demo.