In 2008 when the stocks went down, I realized my 401k was invested with a person I had never met.

You look like the kind of person who is going somewhere.

However, a common benchmark is aiming for at least 6-8% cash-on-cash return based on your total investment (purchase price + rehab + closing costs).Always factor in appreciation potential, tax benefits, and personal risk tolerance.

A new person doing an OOS BRRRR right now is ripe for a loss.

Meeting the team personally has some value but I have worked with dozens of investors who have never been to Memphis and never meet me face to face. 

It sounds like this is their personal residence.

Personally, I’ve been exploring opportunities where growth patterns and infrastructure expansion hint at future value increases.

To me personally as well I found it was more important for what I do to cultivate commerical bankers and those relationships so I could get access to bank rate capital and lots of it !!

For me personally with the lessons I have learned - I would build capital before buying anything to hold / flip.

NOT judging, I am truly curious the mindset's of such persons.