Hope Valley has a lot of million dollar plus homes but the neighborhood also has no HOA and it is 50+ years old, so there is an unusual diversity of home types and some older homes that need some TLC.

Many areas in NJ are not back to those levels todays so this is not unusual.  

I have a similar goal: looking to BRRR a home in or around Bend.  

I agree that a classroom-based real estate school would likely be a far better education- however every day I spent in class would mean turning down a day of the unusually profitable contract that's allowing me to buy and hold, instead of flip, properties.

Or if you made an unusual deal with seller-side financing or some other exotic strategy.  

These are unusually recycled products through turn key flips which help push up the values.Compared to Ny, SC and NC very reasonable to live.

Ironically, I had a conversation last night with a high-touch client that wanted me to bend-over backwards and was unreasonable.

I don't know anything about Arkansas, but I am pretty familiar with Bend.

@Xing ZhuThat is very unusual regulation.

Even with all this, having an investment turn sour is not unusual.