A buffer was built and growth, funding, jobs transportation, etc. were all funneled away from North Memphis, Frayser in particular.  

Now you could add a 30% buffer just to be safe.

The DC area to some extent will be buffered by the Federal government and some areas I imagine tech-heavy areas where many people can work remotely may fare better than other areas.

This includes STR activity, and sometimes limits of tenancy to a certain percentage of all occupants. you might consider owner occupying a small multi family and then renting out other spaces. until you have more doors and more cash flow, perhaps choose a roommate to help you save up your half of the monthly payments for a buffer of cash, for when things go wrong with plumbing, a fence or whatever. 

Which is why I am building buffer in each of the properties for the repairs and capex.

@Grayson SpittelGreat job on that buffer.

Its not bulletproof, but we are also using google voice as a buffer to make our number less traceable.Thank you again for your valuable insight, I definitely am thinking a little different about the license now and will go and do some research now.

I figure it adds additional buffer into my estimate since my dimensions are always 5% or 10% over actual anyway.I'm leaving the office in a few minutes and I'll post how my new process worked later tonight or this weekend. 

There’s plenty of buffer there for a nice monthly cash flow. 

Factor in a buffer for unexpected expenses, especially being remote.Risk Assessment: Understand the risks involved, including market fluctuations, unexpected renovation challenges, and the difficulty in managing a project remotely.Start Small: Consider starting with a smaller project to test the waters and understand the dynamics of long-distance flipping.Exit Strategies: Always have multiple exit strategies in case the flip doesn't go as planned.