Hey mate,Thick skin is needed on this forum and in business in general 🤷‍♂️I just posted something similar on another thread and the best advice I can give is spending enough time finding the right people on the ground before looking at the prospect of a market or a deal.Especially when doing BRRR out of state which is a very tough gig IMO.You can find the best market, with the best growth potential, find the best deal with the best cashflow but if your realtor isn't genuine, your property manager is incompetent and your contractor is a cheat.You will loose money.Also, underestimate your income and overestimate your expenses on every deal and business opportunity.If you think it won't happen to you, I can tell you right now that it unfortunately will...I've completed hundreds of flips and rarely come in at budget from a rehab standpoint.So keep that in mind.Appraisers are a joke and easily manipulated.They follow weird data and many want to cap you intentionally (No idea why...) on the ARV.They play it safe and can see how much you paid and what you spent on rehab so they will cap the value and come in under fair value on many appraisals.I stopped dealing with selling to investors looking to finance many moons ago as it wasn't efficient from a business perspective and I'm not in the business of using "in-house" lenders and manipulating appraisals like many others do. 

Located in Havertown school district there is an overwhelming amount of demand for the Philly suburbs with all comparables selling over ask in under 6 DOM.

After commissions and everything these people took a 700-800k loss in under two years. my guess is this was bought for 1.2 mil as a 1031 exchange “to save taxes” these people got in over their heads and needed to liquidate for quick cash to cover debt on another investment.

I signed up to get this lenders list and was immediately inundated by emails from "private money lenders" willing to do a deal with me. 

If you're sure you'll get the money back in under a year, I would consider it, as it'll be cheaper than private money. 

I posted an opening for a manager at few businesses, at $12/hour I have 40 applicants among the three spots in under 48 hours.I can't find the thread where i told @Alan F. that I think a red term will be upon is in election time, it was a few months ago.

Most likely scenario is that you're able to add the improvements you're looking for and will be able to refinance into a whole-property mortgage in under a year, depending on the improvements.

Realty Shares raised $1 million in under 24 hours for a medical office property last week. 

But wholesaling is active income, not passive.With a good savings rate, you could replace your income in under 10 years through rental properties, but it will take a lot of hard work and not be fully passive.

Any market anywhere in America, I (as many others on BP ) can tell you in under 20 minutes if it's a deal or not.