@Shaylynn O'LearyBeing a realtor you have an advantage of staying local.  

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Those who fall under this category prioritize the BRRRR over all else.

I don't know if this the right category or not to post this.

Regarding the deals you see listed after 2 years, sometimes investors choose to take advantage of the appreciation they've gotten and move it elsewhere.

being hands-on and local is a big advantage.

A paid off property at 5-6 cap rate should also appreciate at about 3.4% per year on average, so my real estate return at 8.4%-9.4% is reasonably close to what I'd expect in the stock market, and the income is tax advantaged.

Also, be honest with yourself that the approach you describe is intended to take advantage of people who just don't understand what a terrible deal you are offering them. 

And their tax advantages go away when you decide to quit and spend the money.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).