Personally not a fan of out of state BRRRR.I think it's a recipe for disaster and having been in the game for 10+ years, I've seen the disaster first hand as I bought hundreds of deals from disgruntled out of state investors who thought they can do it themselves.My property management company has doubled in 12 months also due to out of state investors getting caught with a poor property manager when trying to do it themselves from afar so they come to us for help 🤷‍♂️I'm seeing many investors buying D class crap on the MLS for too much and that needs work.They end up being into the property for 30% more than they would be that if they just bought turnkey.A true turnkey provider will find the cheapest/best deals through a variety of acquisition methods, renovate well and sell for fair market value (And manage in-house).If things go South, they are solely to blame and the penny drops with them.But with DIY, who is to blame?

I suspect I have had some luck combined with screening my tenants well.  

Some of the best properties that we bought were properties that we got well below ARV and were on the market for a long time. 

You have to consider worst case scenario of not doing well in RE right away. 

I have done really well from investing in tax sales.

Tenants are often messy and the house doesn't show as well. 2.

The HELOC has a high interest rate as well, so I'm actually doing a cash out refi on a property to get cash out of the equity.

This company was recommended by a waterproofing/deck contractor, who is well regarded.

Here’s the thing though… 90% of insurance in Florida seems to be cheapest with Citizens (the insurer of last resort).  

From what we see, we know that it is going to take at least another $100/month but understand it could take more to get what we want so don't limit suggestions due to cost.If anyone is looking at getting Buildium, it's great software, I just don't think it works well for us.