I know that it can be a huge headache and I have some considerations to do a bot where my target area would be, but I do believe that having a profitable investment with a lot of work is better then a bad one that is at home haha.

A bad tenant can make any deal into a bad deal.  

My fear is being stuck with a bad appraisal and not pulling enough equity out on the refi to get the wholesaler paid off.  

It went through good time and bad time as usual.  

With that said, I have a house off washington, that iv lived in for 3 years now, I am all in for around 1050 a month, my upstairs pays 1100, and for the first few years i had a roommate for 350, which covered heat and cable, so I was happy just living 100% for free, it wasnt worth packing another guy into a room and wrecking my quality of life for an ever 350 a month.

@Luis Roel yes i do have an LLC and I agree, hard money, even if I took a larger amount, to me is something that doesn't seem appealing due to the high rates You have some psychological fear of debt....There is actually good debt and bad debt.  

There are some consequences, but not as bad as everyone thinks.  

Yeah that's not a bad idea of the REIA meetups , ill even try googling them maybe a good one might pop up and also asking around BP might help also .

Haven't they always been bad though?

Also, you can use the tools (house flipping calculators) and once you put in the correct numbers, you'll pretty much know if you have a bad deal or not.Good luck!