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Double check on permits if the previous owners has done a remodel.Do not rely on agents representation.Do not work with a dual agency as a buyer, the agents first commitment is to the sellers.Allow at least a year of seasoning before determining the profits of an investment.Happy to share.

If you already do this, than like me, it is a lot of screening properties (40-65 per month at about 3-4 offers from that) and patience.Watch the ARVs right now as a lot of us are in a declining market--do not rely on anyone else but yourself to really provide the ARV. 

Impossible You do not state the source of funds but let’s go with probably the cheapest option of a cash out refi (note this relies on having equity to do so)

while still trying to keep up with the competition Do you rely more on direct-to-seller marketing, networking with agents, leveraging platforms like PropStream and Batch Leads, or just by looking at a lot of deals?

It's true that many buyers rely on some kind of financing, so understanding their funding process is key.

For traditional loans that rely on personal income and DTI (Conv, govt), there is no requirement that the properties be profitable.

if you're relying on the rent to cover everything all the time 100% then you're not well capitalized enough and you shouldn't start investing yet.

Fix and flip is too capital intensive and relies on being able to find a retail buyer so it's arguably more risky than a slow flip.