I'll call first rather than text, and if they don't answer, the text I send will be one that conveys that they need to interrupt their morning to call me back, this is important and time sensitive (from a customer service perspective, you can't lock someone's rate without them in the loop, even if it's "objectively" the right thing).Trying to day-trade across days is much harder, there's no "glitch in the matrix" that yields foresight like the "glitch" created by the lag between when bond movement happens, and the couple hours it takes lenders to update rate sheets (in EXTREME cases, like March 2020, they CAN just instantly shut off locking entirely until they sort their stuff out, but in the "normal" world a business doesn't like to slam it's doors shut unannounced).

It's instant credibility and potential clients love to hear that I am building a practice focused around providing services to real estate investors. 90% of my client base represents individuals or businesses who invest in real property assets which helps assure potential clients that I can meet their needs.I'd put all my energy into that and stashing cash away.

Hence you should expect a higher payday.

I see a lot of transactions come across my desk, both of my companies and that of others, and I can tell you for certain that many of them are completed with high profit margins and little out of money expenses.Point being, invest your time and energy into something where the pay day is worth the efforts and it can be accomplished with hard work and diligence.

We first started seriously looking into this last year, we found that Adair Homes had a very reasonably priced duplex plan, and so the plan was to find a piece of land, have the duplex built, rent out one side while living in the other, and use that "instant equity" they are famous for to leverage into another property sometime down the road.

People now basically have "instant" access to what their home is "worth"..... 

But I would pay it off in 6 months.."...Liz, if you're that confident, why not just put every unspent dollar before each pay day into your current (2.5% lower interest rate) mortgage? 

Account Closed, if you want a later appraisal/refi that reflects your "theoretical" $40k instant equity, the general waiting (seasoning) period is at least 6 months. 

It’s a fundamental simplization of a process so anyone can instantly understand vs having to be educated on what the 1% rule means.

Your strategy of having no money into the deal (other than your marketing expenses) is a great one, but done correctly, an REO flip could provide a much larger payday, you just can't do it from the MLS!