I think there are some attractive opportunities in your area; there is hard money available, but since I'm looking for buy and hold properties, I think this option (1 year loan term) it way too risky for me.

There is lost opportunity cost, not only in your time but also time owning a property. 

Hi I am seeking volunteer opportunities.

Would love to connect sometime and talk ideas and opportunities.

I visited the property and confirmed that it is a profitable opportunity.

This way I am more prepared for the next time an opportunity like this comes up.So here are the details of the deal:3 bedroom, 1 bathroom single family propertyListing requested an all-cash offerThe numbers looked like this:Listed on the MLS for $80,000Needed about $20,000 to bring it up to meet or exceed the quality of similar houses in the areaEstimated After Repair Value (I think abbreviated ARV) was around $141,000Similar rents range from $1,100 to $1,300Initially looking at this, my thinking was that the $80,000 purchase price plus $20,000 rehab bill puts me at 70% of the ARV, and my understanding is 75% or under is the target for BRRRR. 

I’m a relatively new investor and have the opportunity to buy a 42 unit complex roughly 2 hours from where I live.

There's a lot of opportunity to get involved with large multi family units,  but if you can find enough investors you could do it with less of your own money.If you're looking at retiring in 15 or 20 years, you could start with some smaller duplex style units and build up from there, or just hold a few and pay them off.

I monitor the Houston forum, so I have read many of your posts - The primary theme I see in your posts is that you generously offer your time and expertise to new investors and allow a group of new or wannabe investors the opportunity to walk your flips and tag along with you while you are looking for or working on a project - very generous of you - I see that you were able to give an amazing opportunity to a new investor when she may have not had the confidence to move forward on her own without your guidance - I am a fan of collaborating with other investors when you do not have the funds to complete a project on your own ... it can be a win/win opportunity that otherwise would have to be passed up ......However, when I read the details in this post, a few things come to mind - it seems that you used very little of your own money ...$5,000?

There are a lot of opportunities in the Pierce and Thurston counties with a good deal of competition as well.