Has anyone done this or is it a long shot?

We talk about analysis paralysis regarding a deal, but for me it’s even before that… I’ve got some cash saved, a good W-2 job with decent income and great credit (>800)… but the job requires most of my time so I don’t really have the time to “bird dog” or rehab or wholesale… I’m looking for something relatively passive… I realize that means I won’t get all the “meat on the bone” for myself… That’s OK.I’m looking to invest for cash flow at this point.

In under 4 years it should have decent cash flow..

Im sitting on about $40k in cash and looking for BRRRR properties, but with the market being so high right now, not finding any inventory where I wouldn’t have to find more creative financing to get into a decent property.

Cash flow will be decent - but not great, but we are willing to take the risk for this property because there is good potential. 

Not knowing these items will put you in a great position to FAIL.Once you have a decent handle on your market conditions and rehab number calculations (there are plenty of threads here that I and others have gone into full detail on how to do), then you can comfortably start looking for private money lenders.

Some of them have decent rates and terms.

Buy decent properties with nice cash flows and decent tenants.

Decent area but high ratio of renters/owners. 

For a property to generate a decent cash flow you would have to put down about 30-40% of the purchase price which means you would tie that money up for years (opportunity cost).