Dm me if your interested in what I can do for you as your boots on the ground Realtor in the Memphis area and/or if you need a direct contact at Foundation Title & Escrow.

Their business plan to me was flawed based on what I was told but it was not direct from the source.It was my understanding they were buying loans from a company and were leveraging as well from that company where they would buy them for X, and pay points and interest on those loans.

But then I was tapped out on access to funds, so I switched to creative means, obtaining the next 3 properties via lease-options.

TIAErich  Erich - I would echo other's comments, but also point you in the direction of a Bigger Pocket book, "Estimating Rehab Costs" - It's a 2019 version, so the actual dollar amounts will need to be increased, but it can give you a good starting point for the process that you can refine/update over time. 

Even with a lower prime rate, the affordability boost is limited if home prices remain elevated and rents don’t increase proportionally.For investors, this might be the time to get creative: value-add strategies, BRRRR, or exploring underserved markets where rents still have room to grow might help improve cash flow potential.

I spent well over 1 mil on a CRM, owned a rock solid direct mail provider and drove a Rolls Royce.  

If you could stomach the negative cashflow or get creative holding is not bad.

try to find direct referrals from people you trust.

either by increasing direct profits or creating growth or both.

Currently looking to purchase a long-term rental and have heard of some of the low or no percent down options such as with creative financing.