i think compared to other parts of the country we also don't have the attics and basements to do the value add deals like the NE and maybe CA.With all that said, we do see occasionally some decent multi family deals. 

My LLC (partnership) does buy & hold, but I want to do the occasional flip. 

If executing a cheap and fast eviction occasionally is critical to your business plan, I’d say rethink that business plan.

We'd buy it as a STR--that we could occasionally visit--but mainly STR it.

Additionally, I am occasionally out of the country for 2 weeks to 3 months.

Oh, and I guess c) I like to occasionally take my young son with me to check up on job sites so there is that too.Some good tips though, and I agree, sometimes it's worth just doing it yourself because of the turn around time and potential loss of rental revenue.

If he has a property that doesn't cashflow for a few years, it's nothing to him.Don't bet the farm if all you have is a farm.  ...but, if you have a thousand farms, maybe it's ok to roll some dice on a couple of farms occasionally...As with all things, it's all relative and contextual--which is why a hard and fast rule that makes sense for one investor might make zero sense for another investor.

One type of coach is a "group" or "community" where active investors are meeting and occasionally you find people who can answer your questions.

Here nearly every auction is on a Tuesday, 1st Tuesday of the month, so they will get paid on Friday/Monday...and occasionally 5 mins before the sale.You are correct $500,000 properties rarely get sold for $10,000.   

With that, we became the American Association of Private Lenders—and we began spreading the word.Finally, Some DefinitionsUnderpinning the concept of minimizing the use of “hard money” in our industry is a recurring theme of standardization—that the root of the issue is too many interpretations of what the same terms mean.We offer up the following definitions for discussion, debate, fine-tuning, and eventual consensus [last updated 5/9/2022]:Private lender: Any non-depository individual or entity that primarily originates business-purpose loans secured by hard assets, generally real estate.Hard money lender: A subset of private lender where creditworthiness is determined solely by the securing real estate collateral.Correspondent lender: A subset of private lender where the closed loan is sold to investors.Portfolio lender: A subset of private lender where the closed loan remains in the lender’s portfolio.Fund manager: A subset of private lender where, depending on the fund structure, the deployed capital is sourced by offering exempted securities to accredited and occasionally non-accredited private investors.Private investor: An individual or entity that seeks a return by deploying capital through a private lender or fund; the investor may or may not be named on the loan’s promissory note.Private money broker: Any individual or entity that acts as an intermediary between a borrower and a private lender without directly originating the loan.