The ones who are extremely selective—sticking to just one or two partners over decades—tend to have a more stable trajectory.

I used a heloc to purchase the first 4 rentals, so $155k of dept is wrapped up In  that until I refinance each property which have already appreciated extremely quickly given the current market. 

We have to work in reality sense of numbers not "what-if" ultra extremes of fantasy. 

However, don't have any of those loans anymore (most paid off).The only thing I do that you don't, is use trusts, and love them and they have saved my bacon a number of times.

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I'm in the Atlanta market, and with hard money loan fees and agent fees (5.5%), I've found it extremely challenging to find a profitable flip.

This deal was referred to me by a good friend, which means having a great network of like minded people is extremely important.

@Chris Seveney This reminded me of a line in a John Mayer song: "When I really start to break it down,I wouldn′t trust a girl who knew about this place."

He teaches them his method, lets them handle the planting, and trusts the process.

Buying a turn key rental, in an area you know or knew well, with a property manager you've met and trust, in an area that is large enough for you to have other options to find contractors and property managers?