If something is there that we didn't see, we'll deal with it because we're supposed to be pros at evaluating deals...I think that can help with the credibility factor when we come in with aggressive offers.All this said, we had one deal that we backed out of because of some unforeseen regulatory items.  

Regulatory relief is officially on its way, but before you get too excited, here's the bad news.

@Scott Ellis do you mind sharing the brand of your gallon shampoo, conditioner and body wash? 

@Harjeet Bhatti that’s the part that no body talk about when doing a BRRR that if you use the heloc as a down payment they will calculate that on the D/I.

@Bryan Cavellier you can make a rental too nice to the point where you don’t make any money because it doesn’t fit the area and therefore no body will rent it from you.

Answer that first.STRs- Too much regulatory and market risk.

This area is not much for trees, mountains, or natural bodies of water.

Aside from constant threats to drastically alter the property tax structure, existing and expanding rent control, anti-landlord regulatory environment, anti-landlord/investor public sentiment, litigious tendencies, liberal judges, tents popping up everywhere, cardboard sign carrying panhandlers at virtually every roadway intersection, trash on roads pretty much everywhere you look, increasing crime, high cost to get pretty much anything done, and not the greatest economics (speaking from an investment point of view such as price-to-rent ratio, etc), probably my biggest reason is that I like to invest in places where people are moving TO, and avoid places where people are moving FROM. 

If all 4 partners have 10k a pop to play with all 4 of you can search for nice size assignments having 40k cash and 4 bodies to qualify on a large apt building loan if you cant hustle your deal fast enough. you might assign a few deals before you actually close a building increasing your potential down pmt on a project you finally keep.

How about 68 for a start ( that is body age not mind) Spent 35 years working in the rail industry as sales rep.