Especially right now, when it's such a strong sellers market.

Study the market.

In today's market, with low foreclosure discount compared to past buyer's markets and a lot of "motivated buyers", the risk/reward ratio keeps me far away from the courthouse steps. 

We invested $20,350 in strategic renovations to enhance the property's appeal and market value.

Her deep knowledge of the market allowed me to identify properties that were not only viable but held substantial equity potential.

@Mann Phan When you went to buy you should have done an analysis of a few things; market for property value basis and market in general - rental market and viability of that - CAP-X, to assess exactly where everything in the structure is at, how much life left, and formulate what impactors are potential to come and how soon. 

@Myrtle Mike Thompson hit in on the head.we did around 145k in our two beach houses this year but we bought two 4/4's for $570k that are worth around 1.2mm right now and used mostly cash, leverage of around 200k from a portfolio- total on them.deals are out there but in my opinion you need a good realtor for boots on the ground and insert yourself into the market your looking to buy.

Whenever you're ready to explore OOS markets, check out Columbus OH.

I don't have as many tips for solutions mid rehab, but I do know that most, if not all, of the very active investors that I know have established relationships with 2 or 3 lenders that specialize in programs that match their strategy and have an agent or two in the investors target market to help them find more deals without having to put much work into finding them.

Thank again I heard the market is still steady so maybe someone can advise better on it.