I think flips only make sense when even if budget goes up 20% your numbers still show a strong profit. 

i strongly disagree with this. 

Focus on affordable markets, build a strong network, and continually educate yourself through books, podcasts, and deal analysis to steadily expand your portfolio.Good luck!

If you’re open to exploring outside the Bay Area, markets like Milwaukee, Chicago, and parts of Indiana offer strong potential for flips and rentals.

If you’re set on a duplex with minimal rehab, an investor focused agent should have a strong network of contractors who can give you quick quotes, so you don’t wind up with any pricey surprises.

With strong rental demand near hospitals and colleges, plus California’s pro-ADU laws making approvals easier, this strategy can be a game-changer.

By year 5 we had around 55 people.We did hire a marketing person but frankly marketing wasn't our strong suit. 

If a person has to ask, at all, I STRONGLY advise to use a PM service for tenant placement. 

If they reject the concession and the replacement costs eat too much into your margins, it might be smarter to walk away unless the property has other strong advantages.I’d also weigh the long-term costs.

These markets offer a great mix of affordability, strong rental demand, and steady appreciation.