At times, we outsource as a result of time constraints or to leverage someone else's expertise.

Spending a healthy % for a reliable company can make your life easier and lead to more growth as you free up your time.

Buy it personally, and rent it full time to my C-corp?

Even first-time flippers should be able to get these terms: Application/Credit Report/Upfront Fee: $0Appraisal Cost: $0Down payment: 10% of purchase price (= 90% LTV)Rehab funding: 100%Interest payments: Paid only on amount drawn (non-Dutch)Prepayment Penalty: $0Reserve Requirement: $0Max Funding: 80% ARVMax Funding 95% LTCClosing time: Measured in days, not weeksI hope this helps. 

If you have an adjustable rate mortgage and it is likely to increase significantly in the future, rent growth rate may not compensate for this and cash flow is likely to get worse over time.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

If I'm a criminal for transferring deed without asking for the banks permission, then all these banks are 1000x as criminal because they sell our mortgages in the secondary market all the time without notifying us.

Have you taken the time to search AirBNB and VRBO in those specific areas to see how many STRs are operating?

Quote from @Ashish Acharya: @Niklas Zhu If you tear down your STR in 2025 and convert it to personal use, depreciation recapture does not occur at the time of conversion.

Too many investors waste time chasing bad deals, overpaying, or relying on outdated strategies.