My partner and I have a deal in tucson Arizona with a nice spread, but our seller wouldn't use the title company we recommended.

It very much depends on if you have 1 - less then 10 units or more than 10 units and if they are in a single building / all near each other or spread out.

However, I currently have about $8000 spread across different brokerage type accounts (Robinhood, M1, Fundrise and betterment) and about $3000 in my Roth IRA.

Would help spread the risk so you don't have all your eggs in one basket. 

Do you do it all at once to market, or do you spread it out over years?

(We have 9 properties spread out but have purchased/sold many)- Midwest City has a chance for higher cashflow and a lower price of entry compared to Edmond/Deer Creek and still has decent schools.

A few thoughts on hard money:-Using a hard money loan vs straight cash can triple (or greater) your CoC ROI on a flip-You can expand your options to higher price/ARV ranges with a greater spread -If you have a GC you like (or are a GC and need to keep your subs busy) you can use leverage to get into a few projects at a time, which keeps your crews happyI'm not a lender or affiliated with any.

The city is very spread out and housing is still very affordable there.

If you say the reno is 50-70 and the ARV is 100 over, that's not enough spread for a first-time investor because there are probably costs you are not considering.

Owner financing is usually more flexible and you can offer terms you can afford, pay off the owner’s loan plus pay them a decent spread and that you will take care of any repairs for the first two or so years.