But if I put the money into buying a house, with the leverage of a mortgage loan, I can still earn about 11% annually on my investment on the appreciation, even though there is no cash received for the rent.

If you’re considering leveraging hard money lending (HML) for this flip, it could be a strong alternative to traditional financing—especially since HML is quicker to secure and designed for investors aiming to flip properties fast.With HML, you’re typically looking at covering a significant portion of both purchase price and rehab costs, which keeps more of your cash free for other expenses or emergencies.

I've obsessively been listening to every podcast episode I can, reading all the books, and signing up for any and every workshop and educational seminar.

The ability to use leverage to acquire more attractive assets and amplify their potential gains4.

Leverage local experts: Connect with an architect or zoning attorney familiar with Scranton’s rules.

So is education/classes. 

Thank you,Jerry Jerry, I recommend getting in touch with an experienced broker who can educate you on all the possible options in the investment space for cash-out refinances.

So I picked up a few books which includes, "The Book on Investing In Real Estate With No (and Low) Money Down," and "The Book on Rental Property Investing," both by Brandon Turner, which introduced me to the BiggerPockets community.With a decade of experience in property management under my belt, along with my property management certifications and an NC real estate broker’s license (with Broker-In-Charge designation), I’m eager to leverage my background to secure long-term financial stability for my family.

This removes a major leverage point in enforcing the contract.The contract verbiage looks really sticky.

You need to know this and best way is to educate yourself.3.