Getting two units bought at $105,000 left a lot of meat on the bone for an extensive renovation that would still cash flow like crazy!

It also has to net me at least $ 100 per door or I don't do it.

@Philip Cook, Long term to the IRS is anything more than one year. 

Basically I think the agent kept me at a distance.

Here is my advise, which, by the way I give to myself as well....Always have a criteria and only buy when that criteria is met, even if it means waiting for 3-5 years....Dont buy just because everyone else is buying....For me, at this stage in my investment, it is cash flow positive from day 1 after 20% down.....

David has done emergency quotes for me at strange hours for prospective properties and been a free notary for business matters for free.

I've been sent deal after deal that only offer me around 75%-80% of arv minus repairs at best from these acquisition firms which I'm hesitant to consider due to the lack of meat on the bone considering the level of rehab required (99% have been full gut rehabs).Is it worth me getting into direct marketing to find my first deal?

Driving, cooking, non knowledge work, long walks.

For our STRs, I have found that I'd rather pick vacancy over poor tenant quality, because success (for me, at least) is not 365 nights/year of rentals.Started with Minimum 2 nights, 5 or 7 during summers (I start at 7 and back down to 5 to fill in gaps)Now we have Minimum 3 nights since I have so many positive reviews and have been a Superhost for over 2 years at this point.

During the 4 months of rehab, market rents have increased, and the numbers still work well for me. At