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That doesn't mean you're left behind it means you'll need a different strategy that than someone you started 1,3,5,10 years ago. 

The seller will always retain the equity and would receive annual distributions - and could structure the agreement with an exit strategy that makes them comfortable. 

@Thomas Farrellmiscellaneous reactions-BRRRRs won't produce cash flow - they're an equity strategy, not a cash flow strategy-OOS BRRRR on your first deal will be incredibly difficult. 

Things like neighborhood trends, tenant demand, and financing options will shape your strategy more than a basic 1% rule analysis.2.

Since you’re open to different financing options, here are a few strategies that might help:Hard Money Lenders – These are the go-to for most flippers since they fund deals fast.

I'm a 2x house hacker here in LA (a case study in the BP book The House Hacking Strategy) and an out of state investor.

What strategies or lessons did you learn along the way?

I think at this point, i dont think sheriff sales is a viable part of my strategy. 

Im not in Maryland, but shoot me a message if you have any questions or want to chat about some strategies