I could come up with a down payment for an investment property in a different state easier than my home state at prices are pretty high in the 300-400 k just for townhomes.

Quote from @Scott Mac: Can the staff force you to do that or hold you up in some way?

And for sure I highly doubt those that teach the common wholesaling techinques are not up to speed with all these new laws in all the different states..

🐂 EVENT of the month….

The problem with metrics is that there is no one metric that fits all investors and situations.Looking at some of the enervation shows on TV, the price they pay and what they put into the property would never work in the markets we have experience in.  

Should I just chalk it up as a loss and move on?

Even the safest, least risky investments can and do go belly up from time to time. 

Happy to be part of the community

I mean even if the IRR is trash and the cash on cash returns don't come back as promised. 

Let's assume your expenses (mortgage, taxes, insurance, maintenance, vacancy, etc.) comes to a clean $600 and the property rents for $1,000.