Rates will take a while to come down, so don't try to time the market perfectly, just start slowly.

I have a few I have my eye on that are perfect and under 900k.Clairemont is also a great area!

Look, your all hammering away dead-set of getting me to say SubTo is perfectly legal, it's great, everyone with $1k who joined a group, watched a YT video, go out and do it and all will be fine.

When you say perfect credit do you mean 850?

Here are some other strategies:Investor Networks: Share through local REI groups or investor meetups in Colorado and Ohio.Direct Outreach: Use mailing lists or email campaigns targeting known investors or real estate firms.Social Media: Post in real estate forums or Facebook groups for investors.Websites for Property ListingsRoofstock: Specializes in selling single-family rental properties to investors, offering built-in tools for analysis.BiggerPockets Marketplace: A hub for active real estate investors, perfect for promoting rental properties.Auction.com: If you’re open to auctioning properties, this platform reaches a broad investor audience.RealtyMogul: Offers connections to individual and institutional investors, especially for multifamily properties.MyHouseDeals: Focused on connecting with investors looking for fix-and-flip or rental properties.Zillow Rental Manager: While more general, it can still attract landlords looking to expand portfolios.Mashvisor: A great platform to market properties with detailed cash flow and rental projections.PropertyShark: Targets real estate professionals and investors with access to detailed property data.These can help you reach a broader audience and possibly sell faster.

But, I thought your comment was perfect to point out that while the amount of money risked is smaller, it is almost guaranteed to be lost when buying these price points in these locations Turnkey.

If you’re curious about how it might play out for you, just imagine chatting this through over a cup of coffee.. maybe not a perfect latte art scenario, but real talk about your goals, concerns, and the markets that might fit your style.Pat & JasperTurning investment visions into REALITY in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC

BP is a perfect place to learn from others mistakes and find good help.

I mean trying to make great returns for our investors is tough enough as it is and of course not every deal is going to go perfectly one just has to look at back to the GFC some pretty smart folks took a beating. 

And you assume the rest of the mortgage that you're already guaranteeing.Your idea to refinance immediately after to get favorable financing is perfectly fine.