Once I see the condition of the property, obviously there will be no inspection contingencies, so are you just taking a risk that after closing there is no major foundation/electrical/structural issues that would severely bring down the value of the house and significantly increase rehab costs.2) If the owner lives out of state, let's say inherited the property from parents that just passed away, how do you arrange access to the property? 

I don't see the value in overpaying for properties from a savvy investor perspective with limited capital to work with.

Did you get any pictures from the homeowner to see the condition of the house?

They see the type of asset it is, the type of people that live in them and the overall condition and get discouraged.

But I do see the PreFab niche taking over the construction industry in time.

And now you are starting to see the SFH conversions west of Western and the same thing is going to happen pushing renters west and up to AP.  

You don't have to be a pro member to see the videos.

I was able to see the operations of three of the turnkey operators out there.

I do plan to make many trips to Washington to see the areas, and I hope I can get in on some of the local meetups.

As I see it 1624 sf x $125 = $204K however when I pull comps up matching apples for apples, I see the AVR at $184k.Here’s what I see in the numbers;Flip Calculator Analysis3 Beds, 2 Baths Ranch - 1624 sf Built 1981 .37 Acres WaterfrontProfit & Projections Total Projected Pre-Tax Profit: $33,467.10 Total Personal Cash Invested $60,512.90 Holding Costs Per Month: $1,837.50 Return on Investment (ROI): 55.31% ROI (Annualized): 168.22% Profit if held for... 45 Days 90 Days 270 Days $37,912.66 $35,245.32 $24,575.97 Property InformationFinancial Information: Purchase Price: $80,000.00 Purchase Closing Costs: $6,000.00 Estimated Repair Costs: $45,000.00 Total Cost of Project: $131,000.00 Projected After Repair Value: $184,000.00 Monthly Expenses: Mortgage Payment: $800.00 Electricity: $125.00 Gas: Water/Sewer: $125.00 Sewer: $150.00 Garbage: HOA Fees: Insurance: $300.00 Property Taxes: $187.50 Other: $150.00 Total Monthly Expenses: $1,837.50 Loan Information: Total Loan Amount: $80,000.00 Loan Points and Fees (Out of Pocket): $4,400.00 Loan Interest Rate: 12.0% Total Monthly Loan Payment: $800.00 Sale Information: Sales Price after Fix Up (ARV): $184,000.00 Real Estate Agent Fees: $5,520.00 Other Closing Costs: $2,500.00 Total Days Held: 120.0 days