Hedge funds are certainly more worried than they were in 2021 or even earlier this year.I certainly wouldn't rely on them for your operation, they only buy select markets, but still at decent prices. 

Lets take the 210k house.Holding costs I would think are more likely higher.. 10% @ lets say 6 months holding10500 plus lets say 2 points brings you closer to 14,700Closing costs are high, closer to 2% on the buy side  4200ARV of 333k @ 6% commissions  =  19980The way you are running your numbers leaves the potential to be off by wide margins and in this market the margins are pretty tight. 

It should come with a high quality cost segregation study report as well as audit defense in the event that you were selected for an audit by the IRS. 

With that said, real estate is widely recognized as one of the best vehicles to generate wealth.  

Costco has a nice selection of fire pits.

During 2008 there was a nation wide liquidity crisis.

@Ike OkwerekwuEven if someone give you a referral, what meets their expectations, may not meet yours.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

@Robert McDonaldEven if someone give you a referral, what meets their expectations, may not meet yours.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

@Filipe PereiraEven if someone give you a referral, what meets their expectations, may not meet yours.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

I have 18 yrs experience in construction with knowledge in a wide variety of trades.