If you do not have the ability to close on a property yourself, you had better be sure that the deal is so good you know you can find a buyer.

I have had one truly good success ... right now the competition is so hot it’s very difficult to find good deals.

I have friends that own hundreds of units in the area, and since housing supply is so limited and demand so high, the prices for both rent and houses has gotten very high for the area.

I'm currently buying 3 properties and own 1(1 is paid off in full that I have been pulling the equity out of) and I'm in the process of buying a 4th and then I will have to be done for awhile (dang this is SO addicting) I am inheriting $20K so far from my father's estate.

Also looked into BRRRRing deal but my ltv is so high now I could not to cash out refi. 

We debated and debated on whether or not we should do the cosmetic work to it and list and sell it retail for the ARV of $195K, but in the end we determined we would likely make almost as much money just by fixing a couple things and selling it as is. So

This is so I won't to come out of pocket for anything after rehab.

Problem is, in my amateur attempts to do so, I found that there is so much guess work involved, especially when you're a novice.

I'm focusing on fourplexes now because the debt is so advantageous.

@Jenny Liao that niche requires a lot of persistence and is why the attrition rate is so high.