Quote from @Adam Macias: Wholesaling as it is today will be a thing of the past.It’ll truly be strange to even hear people and gurus trying to make big money off it.The more people try wholesaling but then end up not having an end buyer or cancelling contracts or trying weird things like novations, the more all of real estate will be regulated and cause requirements like licensing to be able to transact more than just your personal resident purchase.Which I don't know why hasn't happened sooner.Here's all the states (in red or yellow) requiring a license to wholesale or at least have started the process:Credit: REITipsterI think licensing and regulation is a beautiful thing that should happen if you plan to be an wholesaler and do more than one deal... which is going to be the case for anyone taking this business seriously.Or even it being regulated to need a real estate agent to do more than one deal outside of buying a personal residence.I've had plenty of failed attempts with agents in pursuit of wholesale deals and I know exactly why, it's not because the agent couldn't find me deals, it's just not practical to think there's opportunity for the numbers a wholesaler needs to make a profit on top of everyone else needing to these days.Because the only sellers who truly can sell at a deep enough discount are usually those who ran out of time and just didn't do something sooner with their situation.I know many coaches and gurus will disagree with me but there’s no regulations on youtube gurus and what they teach either.If we look at the current state of the market in hot cities, the availability of online resources to the average homeowner, how many deals can you possibly believe are available at 70% of ARV?

Midtown and Brickell in Miami are the hot spots for the city. 

The company and others that he runs own nearly 100 properties across the city’s low-income neighborhoods, records show.

As you begin you REI journey here is a piece of advicecheck out this website for a great over view of a city https://www.areavibes.com/This website gives you a total livability score and you can see things like crime rate, housing, walking score and more.Best of luck!

I believe I misstated the TX city earlier.

Quote from @Jules Aton: I started investing in my late 20s during early 90s in up and coming inner city neighborhoods.

They are really changing the shape of the city and it may become incredibly expensive to buy out there soon due to lack of housing.

Odds are your newer builds are on the outskirts of a city into the suburbs where people fight to get a property if it’s affordable.

Thus, we are looking into the Johnson City-Elizabethton area or the Kingsport-Bristol area.

If a mortgage has a deed restriction, not allowing short-term rentals that is not imposed by an hoa or a city government how hard is it to get it removed?