Lean and quick, no extra mouths that have to be fed.While you save and learn, drive for dollars (tired plexes are my favorite) and talk to garage sale holders and ask if they're planning to move.  40% or so are future sellers or tenants leaving.   

The best way to make the numbers work is to limit the work to cleaning, paint and carpet and avoid expensive projects like roof, windows, replacing plumbing and electrical systems, driveway etc - as these take huge amounts of capital, but will typically not drive up the ARV by much.

Spend a day in each area and drive around to learn the areas, the local traditions etc.  

Purchase price: $473,000 Cash invested: $115,000 Sale price: $700,000 14 Buckingham Drive is a single family home located in the upscale community of Madison, NJ.

Colby,thank you so much for your honest feedback, I appreciate it a lot. what are your thoughts on the Deal machine to get leads driving 4 dollars, I was thinking of starting that way until I am able to have a decent marketing budget? 

We're so close to aligning on purchase price, the owner just drives a hard bargain (not the ideal motivated seller but a good acquisition nonetheless).

If I were you’d I’d download something dealmachine or something similar and start driving for dollars and coldcalling.  

Does anyone have any thoughts on buying in the Applecross Development/Subdivision in Cary (off SW Cary Parkway, at Applecross Drive)? 

Here, about 5-6 times a year in hurricane season people drive and park their cars at the highest local area so they won't flood.

Currently in San Diego on orders, and it's a short drive away.