I am looking at properties that  just need a little lipstick and rouge and not the full blown BRRR....right now I don't have the time for the full rehab nor the time and energy to find the distressed deals.

I really like Houston, I just make sure  to avoid floor areas.  4th biggest city in USA, 10%+ population growth, relative low costs, no state income tax, solid employment anchors (energy, tech, medical industries)

By passing on the non-qm, I spend that same energy closing 3 qm loans resulting in 3 happy clients who will hopefully refer me to 2 or 3 others each.I re-evaluate and try a non-qm or two once every year or so to see if things have changed. 

Investing in SF or small MF long distance is not worth the time energy and effort.

Well, religious feelings aside, these are essentially the 7 strongest motivators behind all human bahavior, and 7 powerful keys to persuasion... which as we all know is the key to getting what you want in life and business.So as a little hopefully helpful tip for your marketing, why not try this approach to your bullets... the 7 deadly bullets.

This could include, for example, renewable energy such as solar, which would allow tenants to pay those utility fees to you rather than the power company.Also, consider furnishing your properties, so tenants are willing to increase what they’re paying to rent in exchange for the furnished property.Want To Ramp Up Your Rental Income?

I have gone in to mine assuming I’m “right” and will get my appraisal number (my wife would have a one liner response to that statement) or I’d have to bite the bullet and leave money in the deal.

We plan on replacing all of the windows for energy efficiency.

big deals and little deals both take the same amount of time and energy. these days I enjoy sticking to the big deals.

I have enough flexibility in my work schedule, where I am not afraid that I wouldn't be able to manage both, rather I'm afraid that if I pour all my heart, soul, and energies into acheiving the goals I have set for myself, that there won't be a need to keep the job that I love.So, my question is this: Has anyone else begun their journey from a job that they loved and were passionate about, and were faced with a similar situation of once successful deciding whether or not to quit that job because it wasn't necessary any more?