Properties that were in such bad shape that they would not qualify for a conventional loan.

Greetings everyone,my goal is to become an expert in ANYTHING and EVERYTHING related to worldwide real estate (hotspots, trends, emerging markets...) and real estate investments so I know and understand it all as much as that is possible.

I trust her judgment completely.I have had several deals sent to me first before being offered to other investors.As a recnet example of a deal we analyzed was a wholesale SFH in a pretty decent shape in Phoenix selling for 310k with a 400k ARV if finished nicely (kitchen, flooring, bathrooms - mostly cosmetic).This is one of the better deals and would actually make a nice flip but for a BRRRR to work there, I need to be @300k after rehab so looks like this property is selling 40-50k too high.Most of the deals I find are seeing similar purchase price to ARV spreads.Id love to get some advice!

@Kevin Moyer  have you noticed a trend of AIRBNB around Temple?

A trend I’ve seen in recent years, In many markets, is that houses are no longer only listed for sale in the spring like they traditionally were.

It's been my experience that there are no original ideas out there - and the very few ideas that are "original" quickly get what I would call clingons riding shirt tails (watch the movie "The Big Short" and you'll see exactly what I mean).If you're defining it as not following trends, I'm still not sure how that goes because people are into everything....you've got gold/silver bugs, you've got REIT investors, you got investors that follow master limited partnerships, you've got various aspects of real estate, etc., etc.Personally, I read and digest what other people have done/are doing.  

Price points are good for purchase but population and income trends make me think that it is better to rent than flip.

The LOI points were negotiated upfront that helped frame and shape the PSA and we got to an executed contract faster.I bought a 209 unit deal from a "mom & pop" operator so my LOI was high level stuff as I didn't want to overwhelm the seller with to much detail.

She has a lot of experience with financing and local market trends.  

It has great cash flow and in amazing shape except one thing.