I did make a trip to Detroit and drove around neighborhoods to realize 'every block is different'.Its still sounds lucrative wrt ROI, but with concerns of- Property taxes : probably most complicated of all states- Home insurance is too high- Property management is too variable, anywhere from 6-12%.

There has been a lot of press around assumable mortgages recently given how high rates are. 

I went to school in Santa Barbara and ended up living and investing in Reno.

I started hosting on Airbnb when I would go away on business or on vacation, and began to really enjoy the hosting experience and that high of making money from a passive investment.

I'm tired of wasting so much time on dead leads.. does anyone have a good way to get decent leads of high motivated sellers?

@Steve BergeronDid you end up building them?

I have come across multiple properties - typically houses that require rehab - where the seller is not the owner of the property but what I believe to be a wholesaler or investor who has been assigned the rights of the property to sell to an end buyer (me) for a (substantial) fee.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

As someone who was not planning on going into real estate and ended up in the mortgage space (and love it!)

High quality property management if you don't want/can't to do it yourself3.