My joy is that you have learnt your lessons and hopefully, you will not cross this bridge twice.For me, I am not a builder, and I dont rehab....I do not have comparative advantage and the skills to do that..I will rather leave that for the experts.... my time is too precious for me to spend lifting bricks......more over, it becomes another JOB for me.....I rather take a low return with peace of mind while watching my son play basketball games that sweat through 25%.

Peace

In other words, make your peace with the idea that those ~4K leads can result in 0 or more deals.4) Make sure your list makes sense.  

Is it peace of mind or for insurance reasons?

Even with that strategy some people feel they need to put at least 50% down when purchasing real estate to give them greater peace of mind knowing that they only have a 50% leverage on the property.

Being physically there gives some people peace of mind, but it really isn't necessary as long as you work with good property management, contractors, real estate agents, etc.

Evictions are generally straight-forward and it usually doesn't matter if she's a single mom, a Nobel Peace Prize recipient, or the judge's mother.

Things move a little slow compared to if I were to do everything myself, but I sleep much peacefully at night knowing that if one guy were to go on vacation or fall sick, or something bad were to happen to him/her, I won't get screwed. 

Pay the money and have peace of mind; don’t pay and maybe get screwed down the road.Boy, am I glad I paid the money.

Also if you are cash poor and time rich, you can put in sweat equity to enhance your returns.