Hi @Andrew Diamond, that's a question I've been trying to solve myself as I start to do out-of-state BRRRR's. 

Here's an analogy: would you tell a beginner skier who has zero experience to ski a double black diamond (the most advanced terrain) for their first run?

Also I have saw some agents getting awards for being a platinum, diamond etc realtor how is this calculated by number of sales or amount of dollars they have sold and can you break down groups?

(although I've still been able to find a few diamonds in the rough).

@Alan Diamond Welcome to BP! 

It may be more of a challenge in certain market conditions to achieve decent returns, but there are always diamonds in the rough to capitalize on! 

Well not only did he pay 80k and it was only worth maybe 70k in diamond condition, it needed 25k in work, total garbage.

If it's a property that offers something above average in terms of location and/or look/amenities and will be photogenic, it could be an AirBnB diamond.

Key aspects:I would estimate our purchase price to be around $150-170k.Heloc is not interest only, Partially amortized.I would never agree to a loan that does not get rid of PMI after 80% LTVCash-out refi is not really an option in our market unless we find a diamond in the rough because the LTV is not worth the trouble. 

Also, join the FB Group “Black Diamond REI Insiders” if you haven’t already.