@Vaughn Smith thank you just shot you a reply@Dave Cali 3s and 4s

Essentially if you are using a "portfolio" loan or "commercial" loan then the bank itself calls the shots on that loan type. 

Doing so gradually, consistently, and systematically will definitely be more beneficial in the long run.  

I let people have one freebie with regard to the late rent, but after that no nice guy; firm ,fair and consistent

Hopefully, you could see their past work and compare it to the current property and get an idea of how consistent their work is. 

Tons of stuff.Find a niche you like, run the numbers and give it a shot!

Trevor,We also invest in Athens and it has been a great market for consistent student rentals. 

Most wholesalers fail because they think you can do it with no money which is not true...if you want to do consistent deals you need a good budget for marketing and you need to be good with your money because it is a business not a job, you need to deal with cash flow,taxes,marketing costs etc. a lot of agents don’t understand the ins and outs of wholesaling they think that wholesaling is “brokering without a license” which is not the case if you do it right... unfortunately some wholesalers give the industry a bad rep but the same goes with agents and brokers.

In super competitive markets, your going to want to increase your volume to consistently fill your pipeline with potential dealers. 

So you probably will still have 5-10% out of pocket on the refi.I'm sure that there are people that will tell you it's possible to be all in at 70% LTV consistently but my guess is they either 1.) did a partial rehab and will have substantial deferred maintenance down the road or 2.) did the majority of the rehab work themselves and hence derived additional equity from their labors or 3.) are buying in lower end neighborhoods where 30% equity amounts to only $7-9k.