I have reserves, but would prefer not to put all of that in right away and hold some money for unexpected expenses.For context, my current monthly housing expenses are ~1250$ including rent, utilities, internet etc in a decent area with a short daily commute.

I say you are VERY wrong.In my area older renovated houses demand top dollar on rents and I can find distressed properties or motivated sellers so I can buy at huge discounts for cash.I do not have constant repairs as I fix them up correctly after I buy them.House values are based on comps.

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

Some charge based on account value, others per transaction, and some use a combination of both.

I sell my own properties so I make sure to go overboard on this.Also, put your property on the internet on other platforms, like Facebook.

Purchased a lot supplies and fixtures on Facebook Marketplace and fell in love with the offerings on that site; many great pieces at discounted prices.

Do they give you a discount for helping to protect them?

I highly recommend you stay away from these internet gurus, most are frauds in one way or another.Also, to answer your question yes it would be a red flag to venmo a guy from the internet $10,000 with no agreement in place. 

Get a feel for the neighborhoods and streets that you can't get from reading stats on the internet.

Knowing this, they negotiated a $175,000 discount off the asking price.After closing, the investor immediately started the compliance process.