Even if I do exact same thing I will have two houses instead of one to pay loan back.

I have started investing for a few years and had some good results with a few GPs but even those GPs who had been coaching other people had really bad results this year (mainly no distribution).

They always ask me who are the ****** builders and at first I did not know how to respond, because even the economy builder here are building quality that lasts (just fewer features).

Or, what if the new interest rate is even higher and you are stuck at 6.5%? 

What are some of the best areas or even zip codes that would be good to buy a rehab property?

One strategy is to pursue properties (in your preferred markets) that have been listed for sale for over 90 days (even longer is better).

It’s been a long journey to get to this point, and we even had a failed attempt with another PMS (but I’ll keep those details to myself).

Even if you get something in escrow right away, it's still a 30-45 day escrow period before you would get paid, unless you are working with cash Buyers.  

I personally would stay away from condo-tels as they will be even worse and you'll have less opportunity to cash flow. 

IIRC, RW even charges hourly rate fees if a property consumes too much time.