. - Multiple unrelated fund mangers with deep experience (so one can't get hit by a bus)- Lends at conservative LTVs, stage-gates release of funds based on project milestones.- All loans are in first position, with senior rights.- Lends only to experienced borrowers- Has good liquidity - 1 year lockup or lessThe problem is that no fund meets all of these criteria.

Honestly, becoming a big time BRRRR investor out of the gate is damn near impossible if you ask me.

I was seeing Champions Gate properties grossing $100,000+ but the listings had no reviews whatsoever and calendars had a lot of availability.

The negligence thing has always been interesting to me because it seems so subjective...Gross negligence seems a more straight forward - rare to no inspections, known issues, complete ignorance of potential issues/lack of due diligence (ie: fence around pool w/ locked gate) etc.

@Greg Junge  I believe every market will have those areas.. so you have to be specific in your criteria right out of the gate..

Quote from @Charley Gates: Hello!  

Here’s a glimpse of our last 72 hours:On Saturday night, two kids trespassed and broke the security gate lock at one property.

Since my kids are still very young, I don't think I could pay them that much unless they are Bill Gates and really build me a fancy website. 

I have 13 units, and I did not buy them all profitable out the gate. 

Once you compare yourself to them why not compare yourself to Elon Musk, Bill Gates or Warren  Buffet?