@Mike Sather I haven't used them but the issue would be still having to have a hold deposit in case they commit and then bail. 

I plan to put two duplexes on the property but with this high appraisal is there a smarter thing to do to pull that money out of it or just use it for better collateral for the construction loan most banks will lend on the transfer price within a seasoning period. we face the same issues for land entitlement and development.

Like "renting to section 8 tenants is actually really easy", "your agent is not on your team just connect with people like me doing hundreds of deals every day and use my team instead", that hood properties will have "15-25% net caps" for beginner out of state investors when in reality they will definitely lose money every month due to the rent not being enough $ to maintain a rental property, never mind all the tenant issues involved with this property class or the difficulty of managing them remotely... but he's done thousands of them just this week while sitting on the beach in Florida... 

And yes, sometimes you have to pivot depending on other parts of your portfolio.The issue is that a flip is higher end finishes and amenities than a long-term rental so you could overdo the market if you have to rent it and get less of a return for the finishes.

He and his wife also started another youtube channel where he talks about the political issues of the day. 

Avoid issues by getting an agreement signed by the seller in the beginning.

Quote from @Bob Stevens: Quote from @Henry Lazerow: In higher crime areas you can still find 1% but it comes with less actual rent collection/costlier issues.  

One of the primary issues is the impact of rent control policies.

My other two will need a healthy $50k-$100k in fixes which isn't an issue but getting someone out there is.

I had invested in out of state RE in the Midwest before. buy & holds in OH that we ran into several issues with, incompetent PMs and lot of repairs required leading to losses and instability.2.