It seems like I need to check further away from the DMV area.My feelings are if you want “cash flow” you should buy a bond (I really like the tips rate right now) there is next to no reason to buy real estate for cash flow, if you are going to buy you should buy with appreciation in mind, which is not to say that’s the route I’d go, I’ve been liquidating properties to put in stocks and money market funds over the last few years and u just did the math and I’ve come out well ahead, but just to say there are arguments for stocks/bonds, there are arguments for levered appreciation, but the cap rates pretty much anywhere aren’t worth it vs an inflation protected bond, especially since a 3/rd of inflation is real estate anywhere, you could get “cash flow” and inflation protection much easier through a tips.

Areas with good rental demand or up-and-coming properties could give you more predictable returns.Do you already have a type of property in mind—like single-family homes, or are you considering duplexes, condos, or other types of flips?

You will get plenty of offers but bear in mind you'll need a lot more cash to pay off the mortgage and walk away with dollars at closing.

Keep in mind that inexpensive properties are inexpensive because they are less desirable properties in less desirable areas and attract less desirable tenants.

Wouldn't mind becoming a millionaire from this as well....Should I hire a few ppl to scale the house flipping hustle (marketing, lead acquisition..ect)?

I'm looking into cities of central AR (LR, NLR, Benton/Bryant) Hot Springs area, and NW AR (Fayetteville, Rogers, Bentonville).If you don't mind me asking, what is it you like to offer new investors?

Do mind sharing what podcast you heard about?

Keep in mind that MTR bookings average 3 months so you wouldn't want to move utilities that often. 

Whether its for investors, agents, or just a general meet up for like minded individuals .

I’d love to learn from all of you, connect with like-minded people, and eventually achieve financial freedom together!