I am more a fan of putting the expenses and higher vacancy in from the start rather than if it looks too good, but that's just me I suppose.

@Greg ScottI'm not a big fan of "sight unseen"; though we have bought properties that we could not get into before the foreclosure sale, buying as-is where is, no inspections, no appraisals, no contractor bids etc. 

The outcomes of greed are often not as easy to diagnose.The tenant moved out and in resentment of the frequent rent increases, completely let the place go in the last year they lived there.

I am a fan of setting some loose goals (be financially free and obtain 100 units) but overall I don't set finite goals such as 10 units this year, 20 the next, etc.

I'm personally a big fan of BRRRRR.

Paint with specs approved by client. 9- completion package: includes; light bulbs, exterior flood lights, Orb Doors stops, smoke detector in each room, co2/smoke combo detector in hallway, electrical cover plates for outlets, switches, Gfci's, all new vent covers.10- Mid Range lighting package: includes a fan in each bedroom (3 total) fan in living room, bathrooms lighting (3 total) flush mounts in hallway, laundry room (3 total ) Dining room light ORB11- hard wood floors: repair kitchen hard woods and install new areas that have been damaged throughout the home.

@Christopher Lugo Find mentors and communicate with them frequently.

I take it you guys aren't big fans of the "virtual wholesaling" thing.

I'm a big fan of leverage when you have the cash reserves (or other liquid investments) to cushion any major downside pressure; normally we think about the market turning as the major cause of that downside pressure, but certainly loss of a job or death of a primary earner in a family is a much, much worse situation.

This financing is frequently superior to using other kinds for many projects we're working on.