I work at American Pacific Mortgage but I can also broker if needed. 

If that doesn't pan out for some reason I would definitely be sure to run ALL the numbers accurately with hard money and make sure that everything goes to plan.

these deals never pan out. the borrower should get a HECM/ reverse mortgage. 

Now if you don't like long-term data, let's use last 20 yrs only, from JPMorgan Wealth Management Teams in house data, which covers a boom a bust and a boom and a pan-demic, typical for a US 20yr span. which gives us 9.5% nominal (REITS beat SP500 by the way), but the key number is the orange bar, 3.6%, That is what the average wealthy college educated client of theirs dose, hundreds of thousands of clients.

If it does by some small chance pan out then I'll send you a DM!

Mid terms are popular right now, but make sure you have another exit strategy that works for you in case the market you choose is saturated, has governing limitations or just plane doesn't pan out. 

I do plan to eventually go somewhere where there is more water - like the Pacific Northwest or Colorado.

Push remaining small debris into trip/grease pan.5.

I am in the pacific northwest and prices here are high compared to some of the investing hotspots around the country. 

A good freind of my just came out of the hospital and needed a walk in shower, something we do all the time has been delayed 2 weeks now because we couldn't find a shower pan and now decided to do custom, that's great and all but it double the price of the reno.