Your market may be robust but, because there is low trading volume in my area and we are now at the higher end of rents within that area, there is no way we would have gotten the appraisal back where we needed.Despite not being able to refinance into a conventional loan, we were however able to take advantage of the FHA streamline program that will cut out PMI almost in half and lock us in at an even more attractive interest rate. 

I'm wondering if there will be enough volume here for me to actually make money doing flips.

A lot of times they get more silent as your loan enters the processing and underwriting process because your loan is sitting in queue and there is no update or the work being done is incomplete and any update would be superfluous and lead to non productive questions.But a good LO should be all over you on the front end, regardless of volume of work.

I didn't look at any of the numbers but I think thats important in any market where there may not be a lot of volume or anything going on .... 

It's really a volume industry.

Hey Mitch,At your level of 8 units typical fees for property management run 8 to 10 percent of collected gross rents.If you can buy 50 units or more typically you can get a 5% management fee for volume.188 miles away is not going to work to run yourself.A key when buying is what is the condition of the complex as far as structure and mechanicals??

Aside from its legality is the question of whether you'd be running an ethical business if your model was to lure partners in by deliberately misleading them as to the value you could deliver.It wouldn't be my recommendation.A low-volume but potentially higher yield plan is to look around your area for homes that have unkept lots or show other signs of serious neglect.

Not counting a large volume of mortgage refinancings.

The REO purchase process is oftentimes a long process as the banks are often dealing with large volumes of properties.

In this market, I would also consider listing the property as a FSBO (Depending on your volume and schedule).