Property was on market for about 170 daysI originally started the STR plan for tax benefits and plan to do cost segregation as i fall into high income bracket (37%+ 11% state) saving around 50k for 600k property.I have no plan to personally use the property and this is purely investmentI thought i found a great deal because properties in the area are selling for 205-220 per sqft.

If you are looking in 3 states and multiple markets in each state it's like drinking from a fire hose on trying to learn those markets.

My clients appreciate that. 10 years ago, people used to offer you lunch, drinks, etc. no one even offers a glass if water anymore.

I understand the 25k guy .. and the seller carry back folks normally those I see that do that will get the amount they paid for the dirt back in the down payment and the note is pure profit.

Idealizing a past scenario is purely negative.

Although we absolutely must do our comps for ARV and handle the Subs with an iron hand and blah, blah, blah....but a lot of this game is pure dumb luck.

Never had a pure wholesaler approach me for this service ..

I do not know the market very well in Gatlinburg, but from a pure investment perspective (assuming revenue is gross) is abysmal. 

Don't drink the S8 kool-aid.

Instead, you must invest in a purely passive way, such as a syndication.Second, real estate is a tax-favored asset and investing in a tax-favored asset through a tax-deferred vehicle is a bad idea.