Sounds like you have REI in your genes and have settled into an excellent niche.

This is dangerous because the seller has an incentive to minimize expenses in order to make the investment look as attractive as possible in order to get it sold; the real estate agent stands to earn a fat commission check.

I would like to raise the kids till about high school (roughly 10 years away) and sell for millions and move closer to the coast with my fat chunk of change (subject to the future outlook of the immediate area).

When I started running the numbers he said I was "too high" and we could trim the fat and still make profit.

And . . . . it's not as if the budget is going to be fat and happy on these jobs either - there is always lower hanging fruit than rehabbing houses for investors.

For example, if I ever used Vinyl on project it would sit there like a big fat log.

@Jeet Sangha @Gene Hacker If you guys are interest we can set up an event that focus just on networking and getting to know the investors in our area.

Then, build a pergola straight out from the wall to completely cover the entire deck, with two fat supporting columns at the corners.The least expensive way to create interest with the entry leaving the steps as they are, would be to build a "shed" roof sloping toward the front yard, over the landing... maybe use a cool standing-seam roofing material.

Having a non cash flowing house  with a heloc on it is like marrying a big fat Chic with long blonde hair .

Gene