Low barrier to entry, low taxes, landlord friendly, some amazing class A and B suburbs and a strong urban core. 

Flips themselves are hard to come by and as you said its a job not an investment. 

Talking with a real estate CPA and a good lenders can also give you perspective on your finances and how to reach your goals. 

Not likely), vacancy (@ 8% for me), and a possible PM (10% normally).I recommend you reach out to a local seasoned investor and have them run your #s with you, as the #s depend on how you manage it (how hands on you are) and also local pricing.

Hey Andrea,  We purchase a single family 2 br on the west side 5 min from the airport and a popular hospital.

A first time wholesaler doing a "subject-to" deal is highly likely to be working with a novice real estate investor who doesn't know what they are doing, and a highly irresponsible, highly desperate, likely elderly seller, who doesn't know what they are doing.

@Kenneth Joseph PerfidoFrom my experience, you’re in a great position with your Newport property, strong cash flow, and a low 2.8% interest rate.

Risk/reward was not something I was comfortable with after looking at numbers and a few things not grandfathered in if a tenant left. 

The city's economy is supported by manufacturing, finance, and a growing tech sector, attracting a steady stream of renters.

For the furnishing, it was because the previous tenant we were helping support as she got out of an abusive relationship and a crisis pregnancy.