My PMLs are people with self-directed IRA who are perfectly fine with 5-year term while earning double-digit returns passively tax-free in their SDIRA. 

I have many questions and I've narrowed my desired locations down to Hornell, Corning, Bath, Horseheads, Elmira and or Binghamton.

However, financial freedom isn’t a one-time event; it’s about sustaining your desired lifestyle for the rest of your life.Once you have your goals, the next decision is where to invest.Investment Market/CityThe investment city determines all long-term income characteristics, including whether rents rise fast enough to outpace inflation and how long your income will last.Understanding inflation: It takes more dollars to buy the same goods every time you go to the store.

Great if you want to add rentals or non owner occupied properties to your portfolio but not so great if you wanted that winter log home in big bear CA or Mammoth lakes, CA.The good news is you're from TN so you have no earned income tax from the state on wages only interest and dividends in certain cases so thats a pro right?

Real estate is local.The value is just fine here, as it is one of the most desired locations in the Côte d'Azur, and being next door to Monaco, which is one of the wealthiest places on the planet.

This property’s location in South End is a major win—walkability to shops, restaurants, and the light rail makes it very desirable.

Additionally, how are you navigating the refinance stage, with lenders tightening up are you still Able to generate your desired profit by refi? 

My two least desirable properties the appraiser appraised them out the roof so my refi cash out was really good.

Even at a blended 13% rate, the after tax yield on these higher risk notes was closer to 7.5%, as I work full time and earn good W2 and other investment income.

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.