Hey mate,Thick skin is needed on this forum and in business in general 🤷‍♂️I just posted something similar on another thread and the best advice I can give is spending enough time finding the right people on the ground before looking at the prospect of a market or a deal.Especially when doing BRRR out of state which is a very tough gig IMO.You can find the best market, with the best growth potential, find the best deal with the best cashflow but if your realtor isn't genuine, your property manager is incompetent and your contractor is a cheat.You will loose money.Also, underestimate your income and overestimate your expenses on every deal and business opportunity.If you think it won't happen to you, I can tell you right now that it unfortunately will...I've completed hundreds of flips and rarely come in at budget from a rehab standpoint.So keep that in mind.Appraisers are a joke and easily manipulated.They follow weird data and many want to cap you intentionally (No idea why...) on the ARV.They play it safe and can see how much you paid and what you spent on rehab so they will cap the value and come in under fair value on many appraisals.I stopped dealing with selling to investors looking to finance many moons ago as it wasn't efficient from a business perspective and I'm not in the business of using "in-house" lenders and manipulating appraisals like many others do. 

Unfortunately I could raise them by about 50 bucks a month but that would be it.

The unfortunate thing here is that investment properties foreclose at a higher rate than primary homes so many banks just don't want the exposure to this.

I also don't get involved with Buyers as the contract language and specifics should be reviewed by an attorney Absolutely, I would never recommend a subject to to a client (or at least not unless under very, very unique circumstances and lots of disclosures).

I have a strict cancellation policy and put this language in my house rules:"Please read and understand AirBnB's cancellation and extenuating circumstances policies.

@Evan Polaski - Unfortunately, the places I can afford right now I don't have much of a connection to nor have visited myself.

Unfortunately most of the folks on BP don't want to hear the bitter truth.

@Patrick Irish, Unfortunately, the lease of that last tenant probably had dates on it. 

Unfortunately, they will physically be in the office only during the week as most realtor work on the weekends is not at the office but I suppose you could shadow them if they show houses on weekends and see how they interact with clients.

The strategy of wholesaling is appealing to me based on my current circumstances.