It seems like I need to check further away from the DMV area.My feelings are if you want “cash flow” you should buy a bond (I really like the tips rate right now) there is next to no reason to buy real estate for cash flow, if you are going to buy you should buy with appreciation in mind, which is not to say that’s the route I’d go, I’ve been liquidating properties to put in stocks and money market funds over the last few years and u just did the math and I’ve come out well ahead, but just to say there are arguments for stocks/bonds, there are arguments for levered appreciation, but the cap rates pretty much anywhere aren’t worth it vs an inflation protected bond, especially since a 3/rd of inflation is real estate anywhere, you could get “cash flow” and inflation protection much easier through a tips.

Ugly ducklings can be the best investments if you're willing to put in the effort.

Does anyone have any other tips and tricks for helping out the appraisal process so I can get the best out of the situation. also what what other things can I put in the folder to give him or what you've done in the past?

I started with multifamily but price expectations have gotten out of control.Just refinanced my multi-tenant retail property and pulled out much more cash than I put in. 

Going direct saves you and the seller money, giving you a lower cost to entry which helps all your numbers, but you have to put in the extra work to find that deal.

In theory real estate investment sounds like the best way to gain financial freedom but also many people aren't willing to put in the work.

So really to have a higher chance at success you should have both money to put in the deal to lower your leverage AND money on the sideline to cover those potential cap ex projects. 

Not a single one of the properties I was under contract for made any sense once the massive price increases were put in play.

What you put in is what you'll get out, it's just that simple. 

Listing agent told him that he needed to put in writing that the lot markers he has in place are correct, but he hasn't done that.