However, back to the scalability issue, I can't keep borrowing $100k at a time from my folks.

Yes, this isn't scalable, and that's not what this question is about.How often do you or your property management company inspect your properties?

Scalability.

Just have a good story about how you couldn't keep it.For those on forum worried about getting bid up, this isn't really a scalable strategy.

For one rental I could just keep a pile, but that's silly because it's not a "scalable" model.  

No, this strategy isn't scalable, either.

ha-I did consider the Heloc option, but I have one on another home, and really want to flip houses then buy MF rentals- more scalable, easier to manage.  

posting ads on Craigslist is not scalable and it's not a reliable way of getting leads.Instead you'll want to :- weed out all the low quality listings by other wholesalers & investors using negative keywords- define your targeting using the filters they provide- contact the sellers through email or text- prequalify them before you get on the phone with themThat's our process in nutshell for generating hundreds of leads every month in 5 different markets.I don't check the forum much, but feel free to email me if you have any questions (check my profile for info).

To give exceptions and the ability to negotiate and them to decide "when not to be nice" to me is not a scalable business model and opens the door to potential discrimination / fair housing violations along with lawsuits.

I want something scalable and with better returns than the 10-12%, I get now.