First off last year at our annual tax sale the largest overage that year was $40,000 over the tax due.

The terminology between what is "Private Money" and what is "Hard Money" is very vague and these aren't even really truly distinct different options. 

They are one of the largest residential REIAs in the county.

Our largest issue (and I understand how fortunate we are so not complaining...too much), is the enormous amount of taxes we pay.

The money moves to the largest corporations and banks tighten lending which brings home prices down OR2.

I believe that successfully navigating this initial investment will pave the way for future opportunities, whether in the same market or elsewhere.Living in New York City, I faced a challenging market ;)I chose Montgomery, Alabama.Here's my process:I compiled a list of states with favorable landlord laws.Using Brightinvestor, I identified cities within those states where the median home price falls below the national average ($420k).I excluded cities with negative income growth and rising unemployment rates.I focused on cities with strong appreciation rates over the past five years (over 10%).I compared price-to-rent ratios.I did break two rules: Montgomery has a slight decline in population, and its largest employers are an Air Force base and government agencies.One significant factor that influenced my decision was the promising price-to-rent ratio, suggesting potential for positive cash flow (though I remain cautious about appreciation).Regarding my acquisition strategy:I plan to employ the BRRR method with cash.

UCF is now the second largest university in the US with 70,000 or so students, and apartments are springing up everywhere.

Operational Discord: Clashing Business ModelsRealtors and wholesalers are two distinct players in the real estate market, each with their own unique approach and business model.

I run the largest wholesaling company in NWI- Feel free to reach out if you have any questions. 

My largest concern is that as we go lower in rate, housing supply will ultimately be unlocked putting downward pressure on rents/asset prices.