.--- Another lawsuit resulted from owner's contractor taking down basement handrail to get supplies down the steps, then they didn't put it back and tenant fell down the stairs.- We also negotiate a reasonable completion date, depending on the Scope Of Work (SOW). --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

The last thing you want is to have a home run deal that theoretically should be a high-profit flip but is ruined because your contractor screws you over in some form or fashion (late deadlines, inaccurate scope of work, etc.). 

If you are priced well and the condition is great barring there is not a ton of supply, then you will sell quickly!  

It comes down to supply and demand.

Housing supply is the other function, and my view as rates increase so does inventory in markets that are coming up to pre-pandemic levels and the inverse in the one's that are decreasing. 

Look into crime maps, and do the old fashioned thing of getting in a car and driving the market if it's not in your back yard.

The money that you end up owing to repay the loan over the 5 year term is now post income tax money unlike how you traditionally are supplying your 401k with pre-tax money.  

I was thinking he supplies the down payment and acts as a silent partner.

Appreciation is driven by demand outstripping supply, and cost of new supply. 

I realize now that I should have supplied numbers initially- for numbers I am looking for $650k and under.