I'm going to speculate that the fact it's a multi helped in the HML scenario.

LLC needs to be registered in OH,  I not speculating, find a deal 1st, close than worry about paperwork, 

Too much speculation. 

It seems more like speculating than investing to me.I'm thinking the smartest strategy is to pick an area with good fundamentals for future growth, and bank on an average appreciation rate, while at the very least breaking even monthly.

Its not as if Texas has been on no ones RADAR the last 10 years.If yo want to speculate that a diffenent ballgame.

It’s my opinion that speculative buying has gone so crazy that it’s hard to find a deal with cash flow.

It would be hard for anyone on here to speculate with any degree of certainty. 

This market is much different than the bubble of 2008: large supply, high demand, speculators buying anything and making big profits in months.

Pre-con is speculation (gambling), condos have strata / condo corp to deal with and limit your ability to add value.

Profit by the ATF (Attorney In Fact) is to be fully disclosed and detailed - I can only speculate on this, but I do not see too many promoters of Sub2 overly disclosing their profit to the principal.