Nobody can beat appreciation, but you need to know timing too, if it's out of state, you don't need to watch timing that much as you'll more likely rely on cash flow.

I don't have private lenders in my family/friends group so I'd have to rely on hard money lenders but I still don't see how that is financially viable at all with the high interest rates and balloon payment after, say, a year.  

I personally wouldn't rely on anything pro-forma.

So you currently have income that you can rely on to get you to you goal of financial independence . 

Originally posted by @Ralph R.:Eli

There are lenders who rely heavily on your last 3 years of returns.

I don't want the profitability of our properties to rely on me doing work on them, although I am pretty handy!

I do not have direct access to the mls yet and have been relying primarily on sites such Zillow, trulia, BeenVerified, etc. any advice on telling the difference between a good comp and bad comp without using the mls?

I rely on BP, Clever Investor, Youtube, and Books to teach me about wholesaling and I'm still a newbie.If you have the Clever Investor program, we can support one another on that too!!!

I agree with Jon that the business is too relied on relationships and so much could go wrong..no?