Initially, we thought this would be enough to get us through until I found a new job.However, things took a turn today.

Turning the property quickly (you have to run it like an F1 pit crew)4.

In my state, Realtors negotiate and navigate Contracts. 

A knowledgeable broker can help navigate these changes and find the right coverage for your property.

To be more specific about what i'm looking to do: My 1-2 year goal is to employ the BRRRR strategy with SFHs and Condos by buying distressed / highly undervalued properties that need work (preferably all-cash) in low crime areas with strong rental demand, renovate them within budget (again preferably all-cash) and get them rent ready before refinancing them at the highest ARV possible.

As far as whether to approach them with or without an agent - approaching them directly without an agent can save the seller probably 2.5-3% of fees, which give you some room to negotiate on the price, but you need to be confident that you are capable of evaluating the property value, estimating on the amount of work that is needed, knowing how to negotiate/ structure the deal, and navigating the closing process.

You have to earn a mentor by showing up a lot and then your mentor will appear.

Could not find much online so figured I would turn to BP.

Another trick from investers I’ve worked with is chatting up folks at local meetups who’ve recently navigated the same municipality.. they’re often happy to share how fast or slow things move.

" And I respond , " No , if they were you would be cozy warm all winter , and cool as a cucumber all summer , you wouldnt turn off a light , and your friends would be over doing their laundry "