I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

I found houses that had not been well kept up.

I work with investors in Huntsville, and there are big things heating up here, as well.

@Brad KanouseYou've gotten some good info so far from Arthur and Dmitriy and I wanted to add in some other things to think about as well.1.Self-Directed IRA (SDIRA): This is what @Dmitriy Fomichenko mentioned, and he's right, it could be a self-directed IRA or a solo 401k.  

Well if you ran realistic conservative numbers for maintenance, capex, vacancy rates, rental income, etc then you don't really need cash flow do you?

I don't know how many BP members in active status down here near Northfield or further south but I would be interested in meeting them as well.

AirBNB is still a good place to find MTR tenants as well.

Househack properties in 2024 sold 1-2 weeks faster than they did in 2023.Deals are tougher to negotiate as well. 2 of NYC's surrounding Counties (Westchester & Suffolk) are averaging above asking price sales on 2-4 family properties. 

I would want too as well.

Without knowing all of your specifics, I'd say that it's only worth holding on to if you can reasonably expect to have some really good appreciation in the near future (like 5 yrs)....Or, in the case where it would run well as a vacation rental, you could switch the usage, maybe?