You are making this more complicated by trying to fit each square idea into a round hole.Real Estate comes in two flavors.

These loans that include future rehab will come in different flavors from current 7's to 12%'s in rates with different speeds to close, ease of access to the funds, different pricing and requirements to qualify.Typically the more Full Doc or tougher the qualifications are (like debt to income or DTI req's) the lower your rate/pricing so its a trade off.

Plus, many vape products come in a variety of flavors, are often less harmful, and can help reduce the risk of fire hazards associated with smoking indoors.

Happy Belly coffee pods in various flavors with a 20% coupon that makes them $21.47 for 100 pods.

Owners come primarily in two flavors...the Micromanagers, that know more than you; and those that prefer being oblivious and not bothered with anything but the most significant incidents.What I have focused on is developing solid systems and processes in all operations with the goal of prevention, rather than constant corrections.

I would also encourage those that are thinking on lower than B or even B to only view the properties on a Sat.. this will give you a full flavor of the neighborhood..Mid day mid week and any neighborhood has little going on... to buy a home in these areas with 6k down and not having at least 20 to 30k in reserves would be very unwise.

Wholeselling this would be amazing, but even better would be to get an assignment fee and become,   Current Offer Plan: Plan to offer 3 flavors. 

FHA and conventional loans come in a 4 unit flavor, if the borrower intends to occupy one of them.

Great Addition - on the switch from year to year - arguably the biggest flag in my opinion in Real Estate - "shiny object syndrome" switching from niche to niche repeatedly (especially as a "Guru") - whats tried and true for RE success IMO is people that stick with one strategy and niche (type, market, strategy, etc.) for years, stay focused when its in and out of flavor, and end up with big wealth and track record after years.Definitely flags of the last few years when people go from "STR" to "Multiamily Syndication" to "Boutique Hotels" to "Experiences" and so on... 

Just not the flavor of investing that fits my style!