As @Nicholas L. said, it sounds like you are doing a BRRRR.

We got a small drop last month but nothing worth bragging about.I was thinking of doing a refi with dropping rates but doesnt seem like thats in cards currently...Thank you The bond market happened.

I store some funds in a HYSA as well as lower risk investments.

I by far rather have a title on a property or a right to a title on the property.

If you like audiobooks, there's a BiggerPockets audio subscription that gets you all the audio books and all podcasts ad free for only $100 per year! 

I have a dilemma.

Document all of what you do if you are going to get it done for them, and/or if you cut them a check then make sure it is in writing that it was all done and they cannot come back to you at a later date asking for more money/mitigation.  

Lot of people excluding the most important R that differentiates a flip from a rental - the RENT part...financing generally changes if you don't have a tenant or lease.

Hello,I'm a mom of two, just starting on my real estate investing journey.

It is solid to look at deals that are off-market and know that the ability to buy it at a price and either hold it or sell it will be coming with less competition on the purchase and more upside.