Occasionally I will see one hit 20%+.

Median price is less than Buffalo, so I assume I could still find some good fixers occasionally for ~100k? 

Originally, I used a local bank because they didn't charge for wires or cashiers checks to close on properties, but once I built a small portfolio and tenants were paying with checks, I realized the cost savings for the occasional closing wasn't worth the fact that they didn't have mobile deposit or an app.And especially when you are starting off, and money will likely be primarily coming from your personal account, it is nice to be able to simply hop on the app, transfer $100k from personal to business account immediately, then wire the money to the title company from the app to be ready for closing.As you get larger, your bank may matter more, as some lenders will require you to hold the bank account for that asset at their bank, but that is a bridge you will be crossing much later on, typically.

@Charles SmithI did this exact size bathroom this year. 30" vanity, new tub, tiled from floor to ceiling white subway tile on 3 walls and like a black slate tile on the back of the shower with a cut out for a soap dish.

He was loud, didn't clean his dishes, and let his girlfriend smoke in the house.

She does her dishes in the bathroom and dumps all her food waste in the toilet along with wipes.

It's hard to tell from the pics but the tub and the soap dishes seem to be some shade of green.

Flipping right now is extremely hard, almost impossible in this area, the only reason you might be able to make it work is the fact that you are a contractor, I’ve found D.C.proper  to be far the easiest of any of our area’s to make flips work, the issue is the price is still quite high (usually 500k plus and then a 200k plus reno) the other area that does occasionally have some flips and almost always has some value add, though often it makes more sense to keep as a rental since your selling costs can eat up any profit, is the eastern shore of Md. it’s definitely really a tough market for flipping right now though and I’d strongly consider just getting something turn key or a mild fixer than you can rent out.

Occasionally one will see a loan agreement or joint venture agreement as well.

I was an active collector, occasionally acting like an investor.