He is making $5,000 profit on my job."

Your friend who is a licensed GC is going to run the job, and you're sharing the risk of the CL ...

There are opportunities in and around Detroit. 

We sold it about 3 years later (and had an amazing net return from appreciation).Unless you are putting 30%+ down and are doing a 30 year note, I am not seeing much cash flow opportunity for you. 

If you need a good agent in Northern Indiana I would recommend reaching out to @Stephen DiJulius He is an investor, and he did a phenomenal job helping us purchase our rental.

I also recommend you schedule a walk-through inspection within one week so you have the opportunity to ask/answer questions, document the condition of the rental from that day forward, etc.

My strategy is to invest in rental properties for cash flow and consider flipping opportunities when appropriate.As a beginner, I'm seeking guidance from experienced investors who can help me navigate the landscape and avoid common mistakes.

We found the Mount Zion Blvd deal through our partner, Jamari Spruell, who identified the opportunity and brought it directly to us.

The new mortgage on the new $340k duplex home which is an FHA loan is going to be a monthly payment of $2800 and we will refi ASAP (the current rate is 6.7%) when rates go down.We have done some nice improvements on the SFR and will be refinishing the wood floors before a renter moves in (July 1) so feeling like it's a great opportunity for the right long term renter and we plan to screen prospective tenants well.We are taking a $20k HELOC on the SFR for the downpayment and plan to pay that off within 12-18 months.

A lot of opportunities to buy aged C-class homes at 8, 9, 10 caps.Small investor expense ratios are 40%.Large operator expense ratios are 37/38 %.Large platforms/institution expense ratios are 33/34%Big benefit of blanket insurance policies is to drive costs down.A lot of BFR is looking for a bridge product for 2 years to hope rates get back down in the 5% range.Cannot use HPA on BFR communities you plan on selling based on cash flow.5-18% rental premium being achieved based on new construction communities compared to new construction scatter sites.For real time comps go to biggest operators BFR, small multifamily.More confidence about the cost of construction having stabilized.Some products which will not be good for retail buyers will also not be good for rentals.