After i saw the light it was 2005 and i decided to start buying duplexes here in Austin area.  

You can buy a house for around 50-75 grand that mostly needs paint carpet and light remodel.

No more flickering lights.

Basic issue, from a broker perspective, is tenant payments in light of eviction moratorium.Lenders are getting really picky about underwriting and vacancies/collections.Owners, especially cheaper rent neighborhoods, are seeing collections down 20% from normal.My gut is that once we're past this and stabilize that demand should come back.  

That includes principle, interest, taxes, and insurance as well.We have spent about $8,500 in repairs and upgrades including - revamping the landscaping, having the brick and siding professionally painted, installing new stained cedar posts and shutters, installing a new privacy fence and having it stained, removed popcorn ceilings, redid the taping/bedding, retextured, had the inside walls and ceiling professionally painted, installed a new cedar beam in the living area, new custom blinds for all windows, all new light fixtures and ceiling fans, brand new stainless steel appliances (range with double oven, dishwasher, microwave vent hood, and new refrigerator - all GE brand) Floors are in good not great shape (tile in kitchen and dining room and single bathroom, laminate in living room and hallway, carpet in both bedrooms) and would be the only other possible upgrade we would consider.

I budgeted $30,000 in rehab costs upfront, hence the light monthly repair cost.

Replaced the roof, water heater, doors, lighting and paint

Brian, you have written many highly valuable contributions on this blog, but I think based on the wide ranging nature of this topic, and the confusion due to so many options, this could be your best...and most valuable contribution.For all those interested in this topic, I suggest you copy this post, and save it for future reference.

Would the natural progression still be a mailers and skip trace route?

Interest is passive in nature, and does not have tax implications for an IRA.Have the IRA issue a note to the borrower, secured by the property being flipped.