Creative Freedom: You get to design and transform spaces, which can be personally fulfilling.The Bad: Where Flippers Lose Money⚠️ Underestimating Repair Costs: Surprise structural issues, contractor delays, and material price spikes can kill your budget.⚠️ Market Changes: A hot market today might cool down before you sell, which reduces the profit.⚠️ Financing Challenges: Hard money loans carry high interest rates that nibble into the bottom line.Unrealistic timelines: If you think you're going to be in and out in 60 days, you're sadly mistaken-most flips take longer than expected.Real Talk: Is Fix and Flip Still Worth It?

Where I see the biggest pitfall however is, in practice, you may run into trouble with the appraiser on the new property re-fi if you're not doing any improvements.

So, I'd probably lean towards you staying where you are and look for rentals to buy with the $100k as a down payment.

I am sure that there are folks out there with banking relationships where the banker would require zero down.

Depending on where your place is there are parts of the county near SLT that do allow them. 

Where better than Richmond, VA, a promising location for such an endeavor?

My best current strategy is a lease purchase agreement, where they give me the house for a low lease amount and I cash them out after I'm done remodeling. 

I got into real estate through an organic relationship, nor would I be where I'm at today if it wasn't for those relationships. 

However, what is far more important for financial freedom is the location/city where you invest.The city where you invest is far more important than the current interest rate.

This is especially crucial in urban environments where every inch counts.Enhancing Market AppealIncorporating elements that attract tenants—like natural light, flexible layouts, and sustainability features—can significantly increase a property's desirability.