1st position available everywhere . 2nd position will be tough to find favorable terms 

PG's are worthless those that have PGs that are worth anything dont need gap funding they have the cash.this is a play for folks you know well .. not for internet facebook BP etc.. people that do this do it because they know you like you trust you and think your a good operator.Public has to many other choices that are much safer bet.. its not always about ROI with those with money..

Paint and carpet are tough enough to organize remotely.

Plenty of growth still happening.I think duplex at $180,000 might be pretty tough to find, but maybe single family around the outskirts of the main metroplex.

.: RAD encourages investors to make them hard money loans (that are really unsecured) with a 20% interest rate because the "REIT is full" or there is "a waitlist" to get in on the opportunities. pretty tough if not impossible to  take on 20% long term debt on buy and hold / rent model.. its tough at 10% let alone double that .. 

In today's market it will tough to find a tenant at 3 times.

But don't think it will take everyone 3 months though.If you do it right it could take you sooner:If you are in a super tough market, it could take you longer.Depends on many things

People seem to buy mainly for appreciation, but I'm not sold appreciation will continue to rise the way it has the past 5 - 6 years, so feel like CF is the safer investing avenue for me. 

Any property that has a claim will be tough to get through escrow.  

With cast iron it's safer and can last longer.