Many decisions made could have been avoided with good guidance.Ensure you both have the same intention with a house going into a deal.Renovating a house is dangerously addictive Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Personally, I would not pursue any opportunity where I feel my safety is in danger.

Account ClosedI'm in agreement with Minh and Russell.For some reason, this forum has a number, if not the majority of people who live in high appreciating areas who want to invest in non-appreciating areas where they MAY likely to get some small cash flow.I'm sure those of us who have invested heavily in our Appreciating Markets are just killing it.Over a ten year period of buy and hold investing in Brooklyn, my Partners and I have made over $10 Million in unrealized profits from Appreciation and a LOT of cash flow (which is completely realized) due to rent appreciation.In my personal experience, those who don't buy their first home in an appreciating market are in danger of being priced out in the market they really wish to live in for the long term.I know a LOT of friends and relatives that are currently priced out but was not 10 years ago.I know of a specific investor who loved Manhattan and rented a really nice apt 20 years ago.

I just keep buying great deals, just like i did when i started, the deals are still out there, just fewer in between, I only purchased 3 single families and 2 duplexes this year (all rental no flips in 2018), vs 6-8 per year plus about 3 flips per year i was doing.I see no reason to deviate from a formula that works, I just have to work harder to find the deals

If you stay with a 4 plex (or fewer units) you can do a lower down payment FHA loan (but maybe higher costs due to PMI).

I'm skeptical of a profit number that high, though, and in most markets I'd be concerned about trying to flip a house in the 700K range because unless you live in an expensive market that's probably (significantly) above the median home value and is more likely to have a slow absorption rate (the more expensive the house, the fewer buyers out there can afford it).Whether your numbers are accurate depends on whether your estimate on ARV and rehab cost are correct.

I love the idea of fewer properties and higher income per property due to having them paid off.

When you attempt to wholesale all you're really doing is working as an agent with fewer tools at your disposal.Set yourself up for success, not failure.

I haven't done enough research to understand the tax implications of such an investment, but I'm guessing there are fewer deductions (if any at all) to offset that income?

Hi Devante,Without doing a deep dive, I'd say that $64 cash flow is a dangerously small amount.