(this is why a run down property in a tough neighborhood will have a higher cap rate) As already touched on above, cap rate can be misinterpreted, misrepresented, and deceiving, so learning about how it is used correctly (and incorrectly) is extremely important.

I have Direct Mailed and Cold Called Park Owners in KY, OH,TN,IN.

I have no problem calling up brokers and have done a great amount of cold calling for my age.

All and any help would be extremely appreciated! 

It's extremely rare to find anyone willing to go past 70% on a flip.

I put posted job and found a VA who had experience in making real estate cold calls.

After researching for several months I decided to just start cold calling home owners and getting my feet wet with having conversations with random homeowners.

I budgeted 4K for labor and the remaining 7k for material which I knew was an extremely tight budget (even impossible) in order to get the property to the condition it needed to be in to fetch that 50k ARV.

Many of the areas around Fort Hood are extremely price capped since they're tied so closely to military BAH, so you'd have to find a deeply discounted home to make that strategy work well for you near base.

And those rates certainly aren’t at reduced rates averaging $636 (in Cosby), $743, and $1,453 (extreme luxury 6 bedroom pool cabin) per night.