DealMachine is a powerful tool for real estate investors, especially for finding off-market deals through driving for dollars.

Sounds like you are already on the path to being an out of state investor and with the right team that can be powerful.  

The one thing i don't like is how much power they have over you.  

I really needed some money from this hard money loan for some unexpected expenses that I had, so I had to go back and forth with them several times, but I did eventually get a payment.

@Jacques CaspiTo succeed in real estate investing, I’ve found it’s crucial to budget for unexpected expenses, focus on thorough tenant screening, and build strong relationships with contractors.

Metal above guter could use a power wash.

Power washing the exterior, repairing the driveway, and painting the front doorWhat was the outcome?

Just because the costs might be in the furture does not warrant not budgeting for those known expensesThen there is the misc costs of asset protection, bookkeeping, unexpected utilities (such as between tenants (tenant turn over) or failure not attributable to the tenant such as slab leak).  

My current goal is to transform my professional Excel budgeting tools into an AI-powered app to streamline day-to-day property management, particularly for financial operations.

appreciation will put more dollars in your pocket over the long run"100%, this is why I focus on appreciationMy first deal taught me the power of sweat equity and appreciation.