Your overhead and cost of capital are something to consider as part of your plan. remember if you get an investor to invest $250k but it takes you 3 months to deploy that  capital that is $5625 in interest you owe them, and say you can only invest $200k of it you are gonna have money always sitting on the sidelines.

You'll want to explore this with your accountant and see what side of the fence they are.What is more a concern to me is your plan to let the property sit for a couple of years and then move in. 

I’m predicting that people sitting on the sidelines due to rate volatility over the past year will realize that waiting is futile and will stop sitting on their hands.

I always plan to have 6 months of holding costs available, for after I finish the flip, just in case I missed the market.If a lot of houses are sitting on the market for a long time, (can't sell) I'd definitely avoid it. 

20-25% I guess you have your reasons for the down payment discrepancy between citizens and non-citizens, haha, but it doesn't sit too well with me.

I just head up and tell the dock guys and I leave with 10 or so.Sometimes guests take them with them as they are pretty cool and I just have more sitting to put out.

If your local market is very active and homes are selling fast, you may be able to get by with doing less.Your Home’s Condition: If your home is vacant or has a unique layout, using a professional stager who can bring in the right furniture and accessories may help buyers truly visualize its full potential.Your Budget: Talk to your agent to get an idea of staging costs in your area, as it can be the difference between your house selling and sitting.

Assessors know who the pita's are, those same assessors have to sit on the board and answer every appeal.

I am buying a property for 144k that appraised for 247. the property was lowered to this number after sitting for a year. needs 25k in repairs, and will rent for 1350-1450.

We cant make smaller homes work in most markets and mostly build 1990 sqft homes.I DO see smaller homes selling significantly faster and larger homes sitting longer.