I'm just saying anyone who has a solid value add strategy that can be repeated over and over like buying and selling new trailers like this is an example of a strategy. but buying discount houses without rehab knowledge for out of state investors is risky  That's part of the reason Toledo prices are rising, lots of primary home buyers, lots of investor home buyers, but no new houses being constructed.

Also, keep in mind that there are potential tax benefits related to investing in your primary home.

Through HELOCs on a primary or HELOCs on investment properties?

I have the primary market where I live, in in my secondary market I have both a team and some family.

HELOAN (2nd Position) - A Lender is quoting 10.5% fixed, 30 year term, 75% CLTV.

-what is your primary goal?

I am not planning on quitting my day job anytime soon but rather my hope is to gradually grow the amount of income I am able to bring in over the next 5 years to be in a position to make Real Estate my full time gig. 

@Rashaad Jones Where I think someone that is inexperienced can get into the market creatively is to use the fact that they might be willing to occupy a home as their primary residence and use that as leverage to partner with someone that would be able to put up the funds to finance a purchase.

I invest in Michigan, we still have many areas with both positive cash flow and appreciation.

This is how most hard money works now Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV) 100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.