Do you guys use hard money lender for a rehab or use your own cash?   

Purchase price: $70,000 Cash invested: $60,000 Sale price: $70,000 Have under contract for $70K and will rehab.

There seems to be a lack of due diligence before properties are listed, and when questioned about the discrepancies between advertised and actual returns, the responsibility is often shifted to third parties.While it is true that there are properties within their portfolio that do cash flow, finding these requires careful due diligence on the part of the investor—just like any investment.

Will it even cash flow? 

Additionally, the fact you might be negative cash flow in Texas will give you more flexibility by renting in Portland.  

I also found that if you pay people cash every day it spurs them to return more reliably. 

Typically those purchasing cash aren't inspecting every home, they're walking it or having their go to GC walk it and already know what they see that may be a concern. 

Just wanted to mention that the cash out refinance funds are not tax free forever.

I could do it 2-3 based off cash savings.

I'm also seeing lots of homes for sale that were used as Airbnbs, so I'm wondering if that along with these numbers may indicate it's an overly saturated market, and if these are signs that maybe I should keep searching for a stronger market, or just a property that cash flows given the average annual revenue?