Are you trying to building a portfolio rapidly with a small amount of cash? 

@Gerard Aliberti set your standard, of what you want and how rapidly you would like to grow.

The benefit here is I can close rapidly for the initial seller and get them their cash in days or weeks, then take the time required to get estimates, permits etc so I can personally close the reno loan. 

We have been blessed to expand rapidly over the past 4 years without any promotion or advertising.

I really want a local mentor here in Grand Rapids Mi.

Tracy, MH, Manteca had rapid price appreciation and  now the inventory is mostly "junk" at the lower end.

Or, if the population swells and contracts rapidly with the season as in south Florida where rentals tend to be seasonal.• A location where annual maintenance costs are reasonable.

Marshall, self-directed IRA's are rapidly growing as more and more Americans are becoming aware of them.

Here's an example of what I'm worried about: I study my market and learn it inside and outI am very educated in my niche I have put together a reliable and trustworthy team I find a house for 15% below market value (for simplicity - the house is $85k, it is worth $100k), which gives me a significant advantage in that I can have a higher cash flow and be protected against small market fluctuations I put 20% down I start renting out the property with an excellent property manager managing it for me I'm making $500/month in pure cash flow after all fees, mortgage, taxes, etc.Two years later, the market starts to take a turn for the worst, and the house drops rapidly in value by 35%I try to sell the house before it drops too far, but no one wants to buy properties when they know prices will continue to drop Rent no longer covers the mortgage and fees due to the incredibly cheap housing market, therefore the house is foreclosed and my credit and reputation with many partners is destroyed This.

I am relocating to the KC area with hopes to rapidly ramp up my RE investing in the next 18 months so I am trying to be conscious of timing.