@Michael Guzik - thanks for your perspective and additional context. pinged you over PM, would love to carry conversation offline

I haven't done a hard money deal as a borrower (besides representation from the legal side), but the structure is best when you are looking at a very big spread between purchase price and ARV.I have done a couple of discrete hard money deals and happy to take this conversation offline.

Please feel free to reach out to me offline if you’d like to discuss the possibilities further with me. 

Whether you want to do it online or offline, could you explain to me why Acton is such a high market.

Your best bet is to continue networking online and offline.

Even deals off line are getting snapped up quickly which is why you'll need to have everything in place (financing, inspector, contractor, agent, etc).An agent can advise you on desireable areas and recommend zip codes and a good PM should be able to tell you market rent, vacancy rates, etc.

Removes any need for ongoing subscription, monthly fees, or additional costsSet it and forget it lock management with codes pushed to the lock so that pre-programmed codes continue to work, even if the hub/connection falls offline

Happy to share my screening criteria with you offline that goes into all the juicy details you would benefit from.

But like Atlanta for example, if a property is on the MLS for more than about an hour, it should probably be passed up because investors there stalk inventory like crazy and would buy it if it's worth it.I can't link you to a Houston property on here but I can show you one offline.

Just reach out to any investors you can find, offline or online, and see if they wholesale their deals.