IMO, I'd look at some of the nicer neighborhoods that aren't as hyped up as fed.

We also provide a lot of education in the form of The Pinnacle Perspective podcast and webinars that is purely educational content with no sales hype and have been doing that for years.

My gut tells me that certain Oakland neighborhoods got over hyped in the last few years, and may fall harder than more established prime areas.

They’re misled by the hype from the “cult” created by would be mentors advertising via YouTube, webinars, lead capture websites, free newsletters, start up kits, and general misinformation.Spending $40k on a mentorship/information class on wholesaling, subject, fix n flip, etc. does not create a sustainable career.  

This might be controversial-- Its NOT all about the cashflow, despite the hype.

A lot more hyped up REI enthusiasts now than back in 2017/18 when I started on BP.

Think outside the box and don’t let the hype of a high priced market stop you from finding deals.

What is dangerous is to drift into the hype and make emotional decisions based on the market behavior rather than what your numbers are saying.

So I am not sure what your fixation is on telling me and other investors to do their own pro-forma...I agree with that statement...buyers should do their own numbersIt does not make my point any less significant, realtors(like all other humans) make some pretty outrageous claims, and/or small stretches of truth to hype a landlocked swamp parcel(figuratively speaking, sometimes), because the asset needs to be hyped because no one would buy it otherwise...and this can be a time suck from real motivated buyers having to filter out goofy deals.

I know I was one who thought when the BRRR book and hype came out that there was going to be a herd mentality and a rush then a lot of folks who just did not understand the risk especially the west coast folks trying to do this mid west rust belt where ever but remotely  .. it can work but if it does not it can set a person back big time.