The solution is to stop the moisture.

In our first year, we completed 10 flips together—and we haven’t stopped since!

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Example - borrower uses loan to purchase a home in a B or C grade neighborhood for 380k, spends 50k rehabbing primary home, uses 200k to put an ADU in the back, appraisal comes back at 925k. 

Of course your other debts including student loans go into the mix to come up with your total debt to income but the income needed  is a lot smaller then a lot of borrowers in your situation tend to  think.  

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

Pick up the phone or stop by local code enforcement offices to make sure that you have a crystal clear understanding of local laws and regulations.

Git 'er done in 31--time to sell and take some profits.Before "the market" can go up, it first has to stop going down. 

i also help with the set up, hosting and finding cleaners  I make it a one stop shop and the process makes it seamless and a sure thing with making money and keeping costs down.  

There’s no real reason to jump into another market unless your goals shift and your current market doesn’t fit anymore—or if the market itself stops producing the results you need.Mastering one market and squeezing every opportunity out of it is a much better play than spreading yourself too thin and getting half-baked results in multiple places.