I can't buy a mutual fund at 10 or 20% below market like I can in real estate.  

I've heard a saying in my real estate learning, "Pigs get fat, hogs get slaughtered".

Sure, they're cash flowing for a few years and feeling like geniuses (I did the same), but then those big expenses creep in and after 7-10 years, and the next thing they know they're staring a nice big fat rehab bill that eats up all that cash flow from the previous years. 

I know in Delaware there's a few recourses, one being the tenant can in some circumstances immediately terminate, without penalty, the agreement.

And working alongside someone more experienced will really help your growth - that's been my approach and it has accelerated my knowledge much faster than when I was studying/working on my own.Also, with your funds in your self-directed IRA/ 401(k): if no one has mentioned it yet it's best not to OWN property in those vehicles so that you're still taking advantage of every tax benefit that you can in regular taxable accounts.

If it were my listing, I would be taking the advice from above and making other changes to the home and listing in addition to a fat price drop ($10k is not fat enough to get buyers excited again). 

Purchase price: $178,000 Cash invested: $170,000 Sale price: $322,500 Fix and flip, the investor got fat on this one because it was a year project and we paid him 10% APR.

I’ve been running every deal I can in my area and am really excited to pull the trigger.

Local lenders think local they might not have the exposure to other markets. ie: any property under $400k does not need an appraisal, they really do not care the valuation, they are just going to keep rates low and over inflate the market, its best to buy as much as you can in anywhere except CA or NY!

With BRRRR done right, in the right markets, you can in theory have 100 houses with a $20,000 investment.