I do not want to use most of my liquidity unless I have to...

DC can  be a good market if you are liquid.  

Also you can always pull out a line of credit against buildings that have a strong equity balance if you need to tap it for liquidity. 

Hence, 9/10 you will run into issues where you grossly over-estimate your liquidity in the first few months and vice-versa. 

I added insulation in attic 10-14 inches and use spray foam to seal small holes and rock wool insulation on all walls I open up as I renovate.  

It is this loan that provides you liquidity, and you can use these funds to buy another piece of real estate.The interest-only payments on the loan are funded by the payments you receive from the dealer on the installment sale contract.

Money stays "liquid" due to the loan maturing every 6-12 months. 

You have to look at list price and see if they are over inflating, at market, or below market for current condition of the property being marketed for sale.Without knowing your current net worth, liquidity, annual profit income from job or business it is hard to comment further.For example if you have good cash coming in and want to create wealth you might be better off buying a new house in a new development going up phase zero (just dirt and pipes).

In NE Florida, jax, all auctions have gone online, 5% down, 95% rest is due noon the next business day, via cashiers check, bag of cash maybe..the big boy players store their 100% full cash with the court account already....ive also heard local escrow account will wire that morning too, which makes sense, .......Im interested in auctions, but until i am 100% all my own cash, i feel it is almost impossible to get a hard money lender to move 95% of the cash by noon the next day...no way.... to me, you can pretty much rule out using hard money all together to fund online auctions...they don't seem to go together.. it is 100% liquid own cash or private money ready to wire from escrow..

I have a friend that has a fair share of liquid assets and he continually makes comments that he would love to invest in my first house flip.