@Brian Burke You elaborated my implication beautifully.Generally speaking, market timing can be smoothed over by investors finding great local deals during ups and downs in the market, but people making large investments in 2006 - 2007 got killed, which is precisely why we have so many foreclosures to clean up still. 

I've personally never used them but I've my investors have and it's been smooth and efficient.

This only works if the paper is smooth.

I have only went through the process 1 time so far and it went fairly smoothly.

With your experience as an electrician, I'm sure you will make a smooth transition into the house flipping industry.

Having sufficient funds in reserves and proper expectations for repairs and cap-ex costs is crucial to keeping a rental property operating smoothly.

So far, the transition has been relatively smooth but I do have one question that I hope someone has experience with. 

Have some cards in your shirt pocket, smoothly available as you are talking.

I have been in the hotel business for 30 years and know for a fact that this is the type of property you will have to live on site for it to run smoothly. 

Everything is going very smooth but due to a high interest rate from 2005, I am only cash flowing $100/mo.