According to people who study the stock market, there is a common theme, "buy the rumor, sell the news."

This is really a common problem happening all over..

Granted MFH are more common in rougher parts of central jersey and my purchasing power can't acquire me something in North Jersey here homes are much more desirable when it comes to appreciation and schools and safety.

Also be aware of Unrelated Business Income Tax (or UBIT) on leveraged real estate inside of an IRA.Or better yet, since you are self-employed - go with a truly self-directed Solo 401k plan, which would be a much better option and will help you avoid the UBIT on this investment. 

The most commonly used marketing channels in wholesaling are SMS, cold calling, PPC, radio, TV, and direct mail.The channels that I'm using currently are SMS and cold calling.

The concept sounds like "Equity-like returns without equity-like risk.”Preferred equity investments, which sit between senior debt and common equity in the capital stack, also see increased interest.

If you are self employed you can also look at bank statement loans assuming you have a business with high deposits.

Quote from @Chris Seveney: @Adrian SmudeI would agree the days of buying and getting 100% of your money out so you have infinite returns is not coming back anytime soon but the method still is common you just have more money in the deal if you want it to cash flow.I do agree BRRR is easy to do with super low rates and increased rents for someone who could value add a property.

Family situation changes, location changes, employment status changes, businesses open and close - nothing is permanent.

This is very common in Philly as there’s a lot of older homes and the city is working to gentrify certain neighborhoods.