Those remote flips and high cash flow rentals are so tempting on paper, but they rarely go well in reality. 

I'd hate for a temporary dip in the quality of the tenant pool to be giving my landlord "spidey sense" false alarms on account of taking an extra month or two to fill a unit.

Underwriting is highly overrated by new investors.

To address this I took detailed pictures from beginning to end of my most recent flip, documenting that we did a thorough job using quality materials.   

Northern New Jersey has very little land, therefore the price to buy land is too high unless you somehow get it at a great price.

If I create a debt fund that offers 9% interest on first lien notes with a 5-7 year payout, would that be attractive to high net worth investors?

You can buy a set of five for under $300, subscription for the recording software is $10 a month, then the cost of WiFi or hotspot.If you've already had a couple break-ins, you are obviously in a high-crime area.

If one has high living expenses, cash flow doesn't mean much and I definitely understand going for appreciation first.

Part of this is the quality of the house.

Our home state, TX, has really high property tax which is see as a big disadvantage.