An unusually high volume of refinances at the moment.

You need enough volume (inquiries) coming in order to do business.

We own a remodeling company but I would like to see us get away from dealing with customers on a daily basis and strictly doing flips, but if we do this we would have to use the flipping money to live, which would keep us from using that money from purchasing those rentals.

I’m a newbie to investing in real estate and trying to educate myself daily.

. $150-200 per unit 6. 8% cocr7. rehab budget 10k to 15k max depending how i analyze deals1. look up the zip code on niche for a letter grade2. see crime map with truila3. compare rents with rental comps and property price4. use 8% capex 8% repairs 7% vacancy 5. holding 5k to 10k as reserves i look daily but not sure if it's me, my numbers or my mindset focusing on the wrong stuff. if anyone can help me with advice on what to do differently or if I should invest in an out of state property with 20% down or use a lower number or what cause 2 years is long enough.

I'm looking at crime maps primarily to see the volume and types of crimes committed.

I’m a newbie to investing in real estate and trying to educate myself daily.

@Doug DeVore Get a line of credit (HELOC from a residential loan officer/banl if the 400K property is in your name, or asset based line of credit or portfolio LOC from a commercial loan officer if not) and then you'll in a position to pull the trigger when you need on what you need and repeat (vs. a loan that you can use only once, pay interest on the balance regardless if you use part or all the money or not, with interest amortized vs daily balance, etc.). 

We get daily leads without paying a cent for them.

This ^ seems like the sensible approach to me but I lack the data to know if massive volume (thousands of addresses) is mandatory to statistically close deals through direct mail.