Purchase price: $178,000 Cash invested: $100,000 Sale price: $322,500 Fix and flip, the investor got fat on this one because it was a year project and we paid him 10% APR.

@Kaylee WalterbachHands down, an honest hardworking new agent, with a great broker, will be the better agent than slick 30 year veteran agent on fat-street, mr.

The FAT lady has sung. 

Likewise, a longer lag on the decrease of prices when rates go up due to last 6 month comps being the fave for appraisers and real estate agents.I'm not going to look up Barry Habib, I don't need to take crystal ball advice from some dude or some dude that worships some guy named Barry Habib.

....get fat

After all, my personal house had nearly doubled in value since purchasing it a year prior and I was feeling pretty fat about my new-found wealth.

LOL My statement was assuming that you had placed a fat down payment.Please don't take my posts offensively as I do respect the vast experience you share with the community, and do not intend to offend when I share my opinion.

This indicates to me that there is a lot of fat that can trim, and while you can invest with no money down (read: other people's money), having a bit of your own makes life immeasurably easier. 

I like your early ideas, John...One thing struck me reading a new book by one of my fave real estate writers, Jay P Decima....he noted it was not money but education (that is, practical real estate investing education) that was the biggest obstacle to getting started.

In anticipation, a big fat thank you!!