When I dreamed of affluence circa 1991, it included the obligatory hot car (that I can buy a few times over now), lots of cheap women throwing themselves at me (my body would end up weighed down so deep in the Mon they'd never find it, I married a dangerous woman), and a lot of expensive stuff (me, a student of minimalism today).It also occurred to me that if my wife and I had kids, there was no way we could have asked them in 2017 to move into a leaking shack on the edge of a heroin ghetto, where a dude got shot just walking home in the alley out back in 2018, where the school system was ranked about as low as you can get for southwestern Pennsylvania (which is really saying something).

-Bodie

My bread-and-butter is buy and holds.  

I am still investing locally but my bread and butter is now shifting to the Midwest for fix n flips and turnkeys.

Our body of knowledge from our experience typically makes our process more efficient, and a better end product, but there are always new challenges.  

And this helps make admin tasks more palatable.I have also started working with a virtual assistant to body-double me. 

IE the Coast type markets.Since rents really don't go up a ton in these areas they stay fairly static along the section 8 lines.. no way to push pricing down to create higher yields when rents don't really move.. so investors have to settle for less return.. in the long run should create some appreciation.. and that has certainly manifested itself on the wholesale side of things with every body and their brother wanting to do that.. and just keep pushing prices.. rehab is rehab those prices have gone up some.. but end of the day the props will only sell for what an investor will settle for for a given cash flow return. since virtually none of this goes to owner occ.. its more commercial in nature.

To replace your day job income you need bread and butter homes where people with jobs like to live.

No body gets to do that if we are all sittign at home 24/7!

@Steve Vaughan  My Dad taught me that real Estate was Belly to Belly before there was an internet or cell phones etc.. he would always say so much is in your body language inflections all sorts of things you can only do in person... todays real estate is so focused on hiding behind text messages that get misconstrued etc.