We were also thinking if we find a deal, and since it is a seller's market, that we may just forgo our own cash flow (meaning we would rather pay an investor now just to get a deal under our belt)...is this a good idea?

hi nathan, ive been a flipper in other areas for decades and have only 1 under my belt here in boulder (gun barrel) for a $70K profit.....since, ive been watching several zip codes and watching sales, comps, etc.....ive been looking for a bit for a perfect property (cash, no contingencies, worst house on the block sort of thing)....and honestly, a HOT market here in the boulder/denver area is not really a flippers market in my humble opinion....if you look at comps in the hot areas, houses are selling quickly, whether they are remodeled or not.....and the remodeled ones are not selling for any higher prices....finding comps to justify remodel and closing costs with a profit are just not there.....particularly if you are hiring subs and unless you find the perfect buyer with additional cash for large down payment, you will have a hard time selling a flip for more than the surrounding comps because buyers wont be able to get a loan for the increase....this is what im running into.....this isnt to say that there arent opportunities out there, but the risk is higher than usual in hot markets currently....L

I'm new to real estate and don't have any deal under the belt yet. 

I love Eagle Crest, especially the weather there its a little banana belt.  

I was getting sucked in to the idea of being able to choose decent neighbors and finally get a deal under my belt, but like Zach pointed out, a deal ain't a deal if the numbers don't work.

If I had one rehab under my belt that was closer to home, I'd probably feel more comfortable, but this will be my first.

I thought the belt tightening 2-3 of years ago - when regulations returned to the "must qualify at 5-year benchmark rate, 25-yr amortization" from the "if you have a pulse and want a 40-yr amortization" - that this programme had been eliminated.I wonder how many (if any) lenders are offering this programme.Regardless, while it may be useful (though with the premium charged, I have doubts), it can also very dangerous.

But I guess I am a newbie because I have still yet to get a deal under my belt. 

I buy 100 to 400 unit deals and now that you have a 12 unit under your belt, you will most likely want to go bigger - FASTER!! 

Hello to all,I am relatively new to investing with just under two years under my belt.