What makes it slow in this case is that you don't really start seeing real cash flow until after year five but it's more effective than rentals in that there is little to no maintenance.Sure you can live in a home while fixing it up with the intention of selling it for a nice profit later but I think many people are already doing that and the buyers of slow flips now also have that opportunity without having to qualify with a bank.

many houses in the midwest, for example, are very old and need major rehabs.i personally think out of state investing is more difficult than advertised, and much more difficult in the current investing environment, with: prices high; interest rates high; tremendous demand for inventory, by both investors and retail buyers; and good PMs, contractors, etc. booked up.here's a really thoughtful thread with the experience of another CA investor and lots of different responses:https://www.biggerpockets.com/forums/12/topics/1215726-break...and here are some threads about how it can very easily go wrong:https://www.biggerpockets.com/forums/48/topics/1159104-overl...https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/48/topics/1137397-balti...finally, you also said you "don't have a lot of money to start with." 

Outright buyer, and in the future net buyer. 

@Sara Donohue I don't recommend buying land if there's not an actionable plan whereby the buyer can build.

I maxed out my conventional rental loans when I had around 20 units, and that was basically hellish. 

Unless you have cash backing of your own to buy and a solid commercial buyer's list, these deals are unlikely to close.It doesn’t matter if I agree or disagree with the answer the responding poster provides.  

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.

We offer it at TFSB but it does require the basics like qualified credit score, DTI ratios - Must have W2 or (2 years of 1099 income) to qualify.

Hey Yixiong, If you Google "cash buyers in Savannah", a bunch of websites will pop up.

A lot of Jacksonville always seems kind of down and dirty then, but alot of that has probably changed over the last few years with the influx of buyers from elsewhere.