Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

At that time I will get the house cleaned up and list it on the market and when it sells I've agreed to get reimbursed my costs for reinstatement plus any other costs plus a fee for my efforts.

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

Exactly Tom all of my sub to over the years have been deals were we got the assets for far below market did rehab and resold generally within 9 to 12 months we never bought them to keep as rentals.

Study the market.

We are always priced under the market average for properties, as we prefer a slightly higher occupancy rate over a higher nightly price.  

Include a buyout clause allowing you to transition to sole ownership after two years, based on a pre-determined valuation formula or market value.Use an LLC to hold the property for liability protection and pass-through taxation, ensuring both partners benefit from depreciation to offset rental income.

With this type of YOY growth, you can re-invest you equity into upstate or OOS markets (i.e.

I am always on the lookout for off market properties around the Sacramento area.

I also have multiple tenants in the Ohio market that are part of the voucher program (CMHA & Eden).