I'm much more willing to let control go if there's no debt involved. 

While I look at DFW, for the most part I draw a big circle around DFW and mostly look at the outside of the circle. 

The way more challenging part is #1 finding the deal of course, #2 finding great contractors that would take on this type of project with payments to them working through installments, #3 finding great terms on your refi.My advice would be to look aggressively for #2 and #3, so if you do come across the golden ticket of #1, you are ready to pounce. 

STR has a lot more risk given the seasonality swings and I cannot understate the time involved in bookings and customer service.Having said that we DO have STRs here in St Augustine, Florida in prime areas in the $400s. 

Here's the bottom line- I know that there are opportunities that do not involve fix and flip that you may be able to bring to an investor who will then decide to invest with you based on the numbers.  

Hey guys, late to the party, but I'm heavily involved in investment real estate as a Broker Associate and investor in Fredericksburg, TX as well as our second home in Natchez, MS.

I guess I’m confused by the skip tracing part? I

Marketing homes during this period involves creative strategies, such as seasonal staging and targeted online promotions, to attract buyers even amid holiday distractions.

This is a perfect time to get your qualified intermediary involved if you don't already have one.

That could be something simple such as adjusting the amount of late fees or something more involved.