Welcome to Bigger Pockets Drew, I have done a couple of wholesale deals in my market here in Greensboro NC.

A couple of guys in Houston started a hard money fund about 25 years ago, that grew exponentially and attracted some Hollywood name investors.  

In September I never cash flow and in a couple of months I just cover so I look at it annually.

Bacogno Brother - I recommend travelling to a couple different cites and seeing which one you like the best and which makes the most economical sense.

Then after doing that for a while, I raised the fee to $10,000 with the ability to earn back $5000 of the coaching program if they completed all of the homework assignments.Coaching real estate has just been a side gig that I’ve done for the last couple of years and I’ve had anywhere between one and five coaching students at a time, but I’ve helped over a dozen people increase the net worth substantially during the year that I coached themSo here’s the question: One of my mentors recently shared with me that I am selling myself short as a coach and that in addition to charging the upfront fee, I should also write into the coaching agreement that I get an equity steak in the deals that I help my coaching students get during the year that I coach them.

I used a hard money lender that would finance 100% of the purchase and rehab so as to not eat up bit a couple grand of that 43k. 

And with that will come an *increase* in home prices - likely lagging behind those rate cuts over the next couple years here.You could very well wake up in 2026 and be paying far more for the same home you passed on in 2024 due to 6.25* rates.

I have a couple of HMLs who would give me 1/2 point if I refer clients to them. 

You didn't specifically mention this but I just finished Start with Strategy by Dave Meyer a couple weeks ago and while it's a great book for anyone at any point in their investing journey, I WISH I had read that earlier because it's so helpful.

From a numbers perspective it works but once we start adding what I estimate to be crunching 80k in repairs, coupled with a soft market for high-end homes especially next to heavy industry...I decided on a soft pass.