If we bite off people’s heads when they admit disaster, it suppresses legitimate issues with these techniques.Just for context there is a lot of history with the OP and some of us on here going back years (like the thread I linked to above from about a year ago and several others if you use the search function with his name) with him minimizing the risks of how he was structuring these transactions and some of us being cautionary, warning him that exactly what happened here could happen, which made him defensive and dismissive. 

As well as seasoned Banker/Loan officer that can run the proposed numbers to see where you need to be LTV/ARV and number wise.

I am trying to invest in a certain market and I am curious as to how many realtors i should be reaching out to and trying to establish relationships in that particular area.

Are we comparing bacon to Christmas trees, to apples, to venus fly traps, to tomatoes, to grapes, to kelp? 

My belief is that if you can find a good enough deal, you can make it work - even with limited track record.

Try to stay close to the median home price for that city. 

If they only make $2000 and know their income has to be $3000 or higher to qualify, they can apply elsewhere and save the $30 application fee.

My wife continued to be the administrator of record with the state as we added homes to our portfolio and she would assign the house manager as the administrator designee for the home. 

Purchase price: $380,000 Cash invested: $135,000 Annual rental to be turned into STR when tenant vacates What made you interested in investing in this type of deal?

Everyone wants to be a wholesaler these days and trying to convince them to get a license and do it the right way is like trying to take candy from a 5-year-old.