Honestly, I've given up on finding cashflow anywhere close to the city due to rates and prices, BUT some other opportunities you may want to consider are:Live in flip - mentioned earlier in this thread, always a solid option in any market.Condo conversions - good money to be made from this and since they're a little trickier than a traditional flip there tends to be more inventory available that would allow for a profit.ADUs - come February 2nd, ADUs are allowed BY RIGHT on any SF property in the state, owner occupied or not.

If she lives rent-free, you retain control of the property but lose the ability to claim rental-related deductions.For long-term planning, consult a CPA and attorney to ensure compliance with tax rules and align ownership structure with your goals, including potential conversion to a rental or estate planning considerations.

I have eagerly wanted to get into this space..I had a few calls with Sunrise that had some pretty poor answers / or lack of to my questions so was leaning toward Four Peaks since those conversations went better. 

Working to figure out which route has the best conversion rates when targeting specific neighborhoods.

I asked about 3rd party accounting.His response was it'll take 6-8 weeks at least for them to come up with a plan but the conversion to shares is permanent.

Now if your interpretation is cash flowing enough to quit your job that is another conversation.  20 or 30 properties at 1k a month a door, if managed properly is a great revenue mark in my book. 

The good news is that there are plenty of great CPAs out there including on these forums.We did have a conversation with him, which is why we selected him in the first place.

Love it.Best advice I can tell you is to prospect prospect, you must lead generate, meet people tell them what you do, preferably face to face, but also on the phone, online etc, albeit I prefer and spent most of my time on face to face meeting and conversation.

It would lead to less conversions, just keep that in mind.

I'm wondering if you might ever consider a brief conversation about your experience in Duluth and what you have seen from the MTR space there?