I've used First Choice for a couple of years for some section 8s in Birmingham, and they've been great. 

It is all a long term game for consistent bookings for years to come. 

Or do they keep them higher now thats the 30 year conventional is dropping.

Also, did you get your license just to investor are you an agent?

I will be able to do my first purchase in Q4.My investment goals are to retire from my W2 in 6 years by the time I am 40, continue my location independence and split my time between the business and writing (it's hard to give up stories when you have worked with it since you were 19).

I started learning real estate investment to quit my full-time job and spend more time with my 3-year-old daughter as well as build cashflow to pay for her future private school tuition.

Hey Natalie, I was in SF proper and then Walnut Creek for years.

More advanced financials include IRR, Cash-on-cash return, Cap Rate, 5 Year Appreciation values, and all other high-value STR metrics for a solid long-term investment.I helped create the calculator, so if you have any questions, please feel free to reach out.

@Sam SandTo answer your question direct: Legally only 14 states requires licensing to make a business loan, so odds are you can get started where you live.

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.