As rents increase however, you'll hit a point where your cash flow tends to diminish.

What makes this particular property special is that it is in DC, which is a very expensive market by the way, and it has high end finish such as custom cabinets, marble counter top & hardwood floors throughout.

If I am going to take the risks of flipping, I need to get 150% IRR.7) With BRRRR, your tenant pays down your debt while the market increases your value through appreciation.8) With flips, you can't compete with hedge funds because they can pay more for properties since they are getting their capital at less than 2%.9) I see the smaller investors getting smashed everyday by their flip providers.

Fast forward to today and I've been doing the same type of work (admin support for faculty) with a small increase in pay and a title change.

I am looking for someone to partner with who can show me the ropes of wholesaling and other facets of real estate investment as I work to increase the income of both myself an my partner. 

Typically if you have a large down payment of 20-25%, you can still find properties with positive cash flow in single family and you make money on the appreciation.I bought a newer Townhouse in home town Orangeville recently which is cashflow positive with 20% dp.I agree with Luc and Ming points, you have to be able to improve the property, either improve cash flow or increase property value with reno's.I have looked at multi family and retail net properties but have not found anything too exciting yet.

Final bonus for California investors is prop 13 will ensure minimal property tax increase so as profits and value increase the taxes stay fairly flat.  

On the other side of the coin, if all things have gone well during the interview phase, the customer has to be willing to eventually make a commitment for the amount of time that salesperson has invested. 

I've even increased an offer by $2K because I liked the Seller and made a slightly larger profit than expected.

Ability to greatly increase rents?