I can only afford to buy stuff that is in immediate profit baked in day 1. 

I’m interested in buying a two flat.

I don't know much about Pensacola, but some basic stats seem pretty solid: median income growth 37% since 2000median home value growth 77% since 2000crime fairly low and decliningpopulation declined 2000-2010, but flat since 201012 month job growth is -3.8.

now that is some flat ground.. 

I'd go in to do finish work and find major flaws, like walls ridiculously out of square, grout over-watered to spread easily and setting up soft, or the flat surfaces of a shower window and niche not pitched properly nor the CBU sealed with a membrane.

I was able to purchase a 2-flat for 15% down since I occupy one of the units.

As far as income the license has more room for growth as opposed to wholesaling at flat rates.

If the value holds flat I’ll have $60k in equity on a $200k property.

My land is mostly flat with just some dirt work needed and I have utilities to the sight.

I still have my first (2) flats in my name.