I'd love to get input from those in the Cleveland area.They target areas that are in need of improvement.

However, in my target market I really don't have the cash on hand to put down 20% and I'd rather not touch my cash on hand if I don't have to.

Question for anyone who's seen few buyers and sellers markets: should I target buyers during the buyers markets and sellers during the sellers markets?

As well as actively calling my target homes. 

Basic BRRRR method, but target properties with $80K to $100K+ ARVs since your cash-out refi Lender options (loan amounts of $60K-75K; 75% LTV) will increase significantly.  

I'm in the Flint area but will be branching out slightly further than where I'm based so I'm wondering if anybody on BP in Genesee County or Mid-Michigan is experienced at hitting rehab costs right on target with their own method that would be accurate for what contractors in this area are asking.

@John Pfeifer I would only consider holding if you believe at least one of two things to be true:Rental rates are increasing and you will become cash positive soonYour market is appreciating at a significant mark (4% is the national average, I'd target 5+ at least for a property you're losing some money on).It sounds like neither of those things are true, so I'd probably cut losses and get out.

Can usually handle P/I at 50% occupancy on Phase 1.Our personal targets are 20% amort, with a 8 to 12 year payback. 

It's pretty straight forward especially if you're familiar with RE.You just need to learn the best way to find deals in your market (which I assume you're already doing since you're flipping) whether through driving to find them, targeting pre-foreclosures, distressed houses, tax liens, divorce, probate, etc.Subscribing to a property app like propstream which is about $100/mo, helps immensely as a huge time saver and gives a ton of useful information.

I currently live in the Naperville, IL area (western chicago suburbs) and think I want to target a single family live-in flip that I would buy and hold.