By the time I was ready to jump back in and buy again rates had shot up as had prices.

Not sure how they can get better prices than you doing the same shopping. 

I just need help on finding a path to get my hands on the capital  I highly recommend going and taking @Frank Rolfe's MHP bootcamp but also talk to local banks

Prices are still low compared to most markets homes are going for around $204K on average but they’re steadily climbing.

The PM said they don't up-charge, but most repairs and expenses were ridiculously high.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Houses in my development have sold as high as 585k, my house was appraised for 475k as is.

I'm okay with a high interest rate up to 15% because I can still breakeven on the mortgage but not sure how to finance this deal without losing my initial payments

However, there's a critical detail that many tax advisors conveniently overlook when promoting these studies.Here's the uncomfortable truth: If you're a high-income earner (AGI > $150,000) and not actively managing your properties, those promised tax savings might be locked away for years.

Purchase price: $28,500 Cash invested: $121,000 Sale price: $170,000 SINGLE FAMILY RESIDENTIAL fix and flip What made you interested in investing in this type of deal?