Buyers are offering up to 20% over ask. 

I have been able to buy houses of the MLS because their list price was good and I offered cash without contingencies.

You might get better returns from multi-family properties, which offer more rental income.LLC: Setting up an LLC has pros and cons.

Alternatively, umbrella insurance may offer cost-effective protection.

If the borrower doesn’t pay us every$3.2 million by Jan 15, we file the deeds, and have two offers for the properties in the $3.9 - 4 million range.  

Raleigh/Cary is definitely competitive..it's a booming market, but your $30K in cash gives you some solid options, especially for a BRRRR strategy.If you're looking for slightly lower-cost entry points, here are a few markets to consider:Greensboro, NC: Staying within your home state, Greensboro offers a more affordable market compared to Raleigh.

So people fill comfortable.  

If you’re working with VA-savvy lenders who are comfortable with your plan and don’t impose stricter rules, you might be able to rinse and repeat as you described.

I have offered to provide snappy traps for tenants in the past.

You can really pick where you want to be on the "comfortability to profitability" scale here where I felt like those options in most markets were limited. 3) it's a great place to live all-around.