I do my best to put my many value judgments out of sight when I deal with my tenants.

Would flipping house be ideal for getting extra money?

Tertiary markets can be good but you are running a lot of risks.Also, remember, price is what you pay, value is what you get.

Yes I remember that transaction @David Michael!

I deal in nonperforming firsts, actively in my business, passively in my IRA.

Hi Chris,with the clock ticking, it might be worthwhile to remember "the best is the enemy of the good." and look for deals that will meet your needs, rather than looking for the best possible option.If you are comfortable with BRRR and can lock in rates, that could be a good place to start.

That's an easy way to remember it.

Transitioning into our real estate biz, along with supplementation from investment properties would be ideal by the timeframe given would be ideal, but might be too aggressive.

Most cost effective would be ideal.  

If you do go with an ACV based policy remember, a partial loss will be paid with a deduction for depreciation.