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

There're quite a few more opportunities/strategies to consider, especially for high-net-worth and/or high-earnings investors.

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? 

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.

You'd be surprised, sometimes there are buyers who just want to own a piece of land, even if it's not the most desirable and of course price is a factor.

The state’s housing is also ranked as the fourth most affordable in the country.Alabama currently has the second-lowest average property tax rate in the country at 0.4%, which helps investors keep more of the money they earn.

., making the real estate there incredibly desirable.

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.

The desire for 10% down comes from maybe being able to do it this fall instead of three years from now--financially it might not make sense, but extra time with family is priceless.