I understand that a GC is suppose to have subs, but this was work I had contracted with HIM, it was not electrical or foundation work that needed to be subbed it was to him and I was under the impression he was the one working.

So if I understand correctly, RWN brought shady deals to their investors, watched them invest without proper due diligence and investors got screwed?

Brandon Turner's Rental Property Investing book is an excellent primer to understanding the happy path for purchasing a property - however in this market it really comes down to having bulletproof assumptions on rents/taxes/R&M/etc. as with rates as high as they are/inventory as low as it is, there is less cushion in your returns if you analyze properties with bad assumptions.

While cash flow may be harder to achieve here, these markets often shine in their ability to withstand market downturns and provide solid appreciation over time.The key in markets like this is understanding your goals.

I have managed STRs for 10 years in Los Angeles, so I understand the business and operations.

Understand entity structuring and what is best for you, especially if you are going to do flips.This post does not create a CPA-Client relationship.

I've done some preliminary due diligence (as the lender) and feel I have a pretty firm understanding of how it works.

We've never actually had a tenant use it after reading the addendum (which was our goal), and I think it helps prevent problems when they understand the myriad issues involved in its use.  

I would hesitate to say 1-2 years to rotate out but closer to 5 years, and ideally I'd try to get the downpayment higher to at least 10%.I understand your areas though-- they're expensive.

I don’t think you understand how ranking system and first page works.