Each property's characteristics match the housing requirements of only a single tenant segment.

There is typically not a huge difference between a 5/1 ARM and a fixed rate, so I would look for the latter.

I don't aggressively increase rents if a tenant's current rent is within the turn cost / 12.For example, if you need to replace flooring, paint, and fix up a few things... your turn cost might be $5-7k

Do you watch all the Fix Up to Flip programs on TV and Youtube videos?

Have someone who doesn't live in the home walk through and itemize the things that need to be fixed or improved.

Have a good group of people on the ground who you can call to fix things when something comes up. 

For a first property I’m hoping to avoid a heavy rehab so light cosmetic fixes and likely will be low if any cash flow as it’s mostly an appreciation market.

I was told to take out hard money loan and than told it not bad just would be better option to only use on  fix and flips. 

Possibly fix furniture, etc if needed too.

I'm looking to connect with a reliable, skilled contractor who has solid experience specifically in Fix & Flip projects.