The 2 smaller units both received a face lift with a fresh coat of paint, new hardware, and new counter tops and both rent for $900/each.After all the renovations, the estimated ARV is currently sitting at $550k-$570k. 

But, if she stays in state, those things sit on your credit.  

I tried to message real estate agents, but they seemed to send me over the ones sitting there for months and gave me garbage leads.

I booked the Governor's suite and I'd be happy to host some social sit-downs with other conference members. 

Don't sit on the sidelines, but if you can't find a deal for a few months, don't worry about it too much. 

I seem to recall when I was renting and purchased a house.

I know I've made huge mistakes investing by sitting out of a particular name because I was going to wait for it to crash.

I’ve been investing in REI over 20 years   And can’t recall anyone ever having a profile like this - though it honestly sounds like a good idea.  

In theory, I could sell, pull out that equity, and reinvest in ~5 single family homes in the southeast (think Birmingham, Memphis, etc.) and increase that monthly cash flow to $1,400+ (on the conservative side).That said, the home sits on THREE city lots and is more or less in downtown Missoula.

Im sitting on about $40k in cash and looking for BRRRR properties, but with the market being so high right now, not finding any inventory where I wouldn’t have to find more creative financing to get into a decent property.