explore Burnet road area.

I did a quick google search for "we buy houses" and cant pinpoint an actual investor that capitalizes in wholesaling, so thats a definate area I want to explore.    

Or are you backing into that 4.25% which would be what you'd get conventionally, but then you'd add these additional things into that method?

Enjoy the exploration.

I would recommend further exploring smaller multifamily buildings.

This is where the big guys with $$ to pull many lists and do the mash up can cut through where no budget small timers have trouble getting calls and deals.Best method to find motivated sellers is always:   Door knocking run down looking houses, FSBO sign out front, from a list of 30-60-90 days late on mortgage list.Google:  30-60-90 days late leadsI just bought 1000 leads from citricato, around $0.35/ea which is cheap vs other sources.No simple source of late on real estate taxes so I subbed to Tom DiAngostino's tax lien system, just to mail the late on tax info in his system.  

I believe this is the BRRRR method?  

Since Jan I have done several flips but now I am looking for advice and guidance in accounting, securing hard money loans, innovative methods of finding deals on properties... and a much more! 

I think you need to analyze far more deals than five a week and determine how you're going to find these off market properties and establish goals for your marketing method.

This is also going to be used as a method to obtain the 6-month cash reserves I'd like to have in savings.