This is strike two, but you've given me some good direction if/when strike three happens.Thanks again.

Lately, I am striking out and your post was spot on for me !

I'm not too far away from you over here in Phillipsburg NJ (on the NJ/PA border) with my little ground ball base hit single but it feels good to just be on base vs striking out every month renting...Keep up the good work my brother!

His concept (offer as much as you can via on-market deals from MLS) - This strikes me as the most cost efficient way to start to limit $$$ for leads as I have all the access to MLS.

A good place to start would be to read as many of the threads in this forum category and any other categories that strike your fancy as you can.

Strikes me that to summarise you have several options and each strategy has the potential to make profit either short term or long term.So your approach could be to grow your capital with a portfolio of projects - 1-4s, multi-family, small scale retail/commercial sites (3-5 year leases) and create cash-flow and ideally appreciation over time.

The "standard" NC Bar form 2-T, Offer to Purchase and Contract, makes assignment relatively easy with just a few actions: check the "does not yet own the Property" box under section 7, Seller Representation; strike (line through) section 16, Assignments; and make sure the Buyer stated in section 1(b) has "and/or assigns" to allow for a future assignment agreement.

I haven’t encountered an irresponsible pet owner yet in my market/price point.If the unit is vacant talk to people with move in dates less than 2.5 months out and be ready to strike a reasonable deal with people who can move in sooner since you don’t make money on a vacant unit.

I'm striking out with budget unlicensed electrical contractors.

This puts my range at $144-$330k.I have also looked at the FHA 203(K) as an option and I haven't found something that would cashflow after dumping 110% of its value back into it.I might look into striking a deal with a builder as you mentioned.