I understand life situations can dictate our choices.they will work on occasion.. its the same reason billboards on the side of the freeway work.. its just getting your name out there.

I like the way your looking at this, but there are several problems with your assumptions, so lets look at some of them.Your figuring selling the properties without any sales cost, I figure 10% sales cost.7% annual appreciation,,sorry over the long run that's too high (ask someone that bought in 2006), if I get 3% appreciation I am very happy.Your not taking into account finding the deals,,the biggest obstacles for many right now (or at least for myself), is finding good deals,,times have changed and its really hard to buy at the types of discounts we were use to a few years ago, and the type of discount your figuring in.Average cash out of pocket is $10k,,,not sure where your getting financing, but those days are over,,you can, on occasion, get into a house for $10k, but that means your doing a double close with hard money,,so add that to the cost) ifyour doing straight financing figure 25% down plus rehab.The cost of buying the property,,you will have roughly 4.5% (thats just a figure I use, others may have different estimates) for closing when purchasing, thats an additional cost going in.Buy and hold is a GREAT way to go (ok its what I do), but holding for one year and selling you would be eaten up with expenses,,,,not that you couldn't make some money, but nothing like what your projecting

Originally posted by @Allison Karrels:@Scott Hetherington - does home union strictly sell/manage single family homes or are there possibilities of small multifamily HI Allison,We do on occasion sell and manage some multifamily properties.  

@Crystal Smith I have on occasion sold a property or 2 to help the buying process, but they were not really bought to flip, it just happened.

That is teh best advise I can offer on that.I have heard their presentation on multiple occasions and have seen it on TV.

Wasn't that book recommended by BP on several occasions?  

In my experience they know the market value and will sometimes leave money on the table in order to get a deal done.On other occasions I tried dealing with licensed agents who had no clue what they were doing and just threw some properties up on the MLS or on a private wholesale sheet.

I think I understand how to do it now but I haven’t had the occasion to use it.

I've been in the rental/flip arena for going on 20 years now and have dealt with city inspectors and licensed contractors on many occasions.

@Dmitriy Fomichenko I completely agree, I think the IRA accounts I see are typically ones that people of had set up through employers or for the rare occasion when someone has also maxed out their solo 401k.