Conventional owner-occupied mortgage rates are above 7% today (source: Mortgage News Daily - Mortgage And Real Estate News).

Have you thought about house hacking? 

You are entitled to receive a house back just as whole as you delivered it.

How the house photographs gets more eyes on it.

I ask because we only buy houses around the southern US (TX,OK,AR,TN) but we're curious to know if more opportunities to buy foreclosures could potentially exist in other markets. 

I went from growing up in a hut in Vietnam and spending my early years in Section 8 housing in the U.S. to now owning four cash-flowing properties (8 units) across three states.

@Abby H.Shifting from house hacking to small multifamily is a great way to scale, and securing a JV partner is all about networking, credibility, and structuring a win-win deal.

The house is set way back at the end of a long winding driveway, the front is fully fenced for maximum privacy. 

-save $1k+ in taxes and fees yearly-can use the savings to get more insurance and a higher liability than the value of house. for flipping houses in California does anyone just put into sole proprietor own name and just use the $1k+ in savings for LLC costs into Insurance or use for savingor am I just being too risky. 

House hack is the only option but even that might not be feasible.