More importantly, I can start off 2025 with a realistic foundation.

Investors just need to be realistic with their time lines and such.  

@Patrick Shawn Faherty there's certainly enough feedback on this forum that anyone should be able to make an informed decision about MI, When evaluating any turn key companies, there are the things one should look for.In general, the ones to avoid are the ones that: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value)Don't allow for your own independent property inspectionAre not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors)Require you to pay for any renovation upfrontSell only in cheap. low end neighborhoodsDon't accurately represent the neighborhood/property classificationDon't have consistent rehab standards for all propertiesDon't provide a scope of work for the propertyCan't provide references of repeat investors Require you to close before a tenant is in place

Not to mention way to complicated to realistically execute.  

A good PM will be realistic on what to expect from Section 8 and help you identify properties/neighborhoods that will support your goal.

You need to make sure although you like GA as a state that you have realistic return expectations and area availability within the state for your price point.

The rent-to-price ratios here make cash flow realistic, and there’s a lot of revitalization happening that adds appreciation potential.Detroit’s population is officially growing again, and there’s strong rental demand, especially in neighborhoods seeing more development.

Realistically, many properties that go to auction may be in such bad shape that they don't justify the high bidding amounts, leading to losses as I mention above. 

If you are purchasing at a realistic 60-70% LTV, i.e. your offer is 70k and the appraised value is/should be 100k, I'd just absorb it as a cost of doing business.

I am more realistic than that.