@Greg Heden this is a common topic of discussion and the method that always comes up - what do your comps say?  

One thing I have realized as an agent is I have two main issues, 1.

Full market update on my YouTube channel.At first glace it looks like the cheap houses in the rough neighborhoods are ideal for BRRRR, but the back end appraisal is the issue.

However, it's important to carefully evaluate the terms and costs associated with refinancing before making a decision.Ultimately, it's important to act quickly and decisively to address this issue before the next payment is due.

If you're considering investing in land, you need to do your homework thoroughly, understand market trends, assess the potential value of the property, and also take into account various potential risks and issues such as ownership rights, usage restrictions on the land, development costs and so forth.

I don’t want to run into an issue where I get to many of them and not following rules.* I am only owner financing properties I own outright 

You are better off budgeting money for maintenance and capital expenses and keeping a reserve in case issues arise faster than your budgeted money gets socked away from incoming rents.

My short-term rental is out of state but I manage it remotely (mostly guest communications and troubleshooting issues) and if I include in that the time I spent getting it ready to rent, I would say I materially participated and even more than anyone else (i.e. cleaner).

The would be buyer made ridiculous demands and essentially used a few minor issues on inspection report to terminate.

All pretty much common sense stuff.