I think 4 months is aggressive on an 80k Rehab and then get it sold, what is the average time on market?

@Stephen Walker - 1099 income can be used, they just take the average of the most recent 2 years tax returns.  

This picture is pretty indicative of a lot of newer areas of Charlotte.Given my affinity for math and research, I decided to pull property sales and tax records on these 13 rentals, and sure enough—11 of them are owned by national REITs.The average length of the listings is about 50 days.

It can easily add 5-10% more per month average.

This is good product for 2-4 units.

Are these average returns and do you think the only way to find better returns is via wholesalers and/or off-market?

The contractors I use are proud of their work & happy to show the right way to do things and educate me on how to spot issues, code changes, new products, etc. 

There are income limits to this program, unless the property is in an underserved area.I'm actually helping another BP member right now on this exact thing, he found a $631,000 3-unit on the NW side in an underserved area and is buying it with only 10% down.If you have any questions, feel free to reach out, happy to answer any questions you might have because there are a lot of nuances and guidelines that the average person has no idea about.And btw, @Brie Schmidt is an awesome investor-friendly realtor, since you were asking. 

I need to find a lender that will accept just 2017 tax return .... not average 2016 and 2017. 

For my portfolio, we always do an increase of 2-5% to keep up with the increase in property taxes (2% on average year over year) and the market increase (somewhere between 5-10% in my area).