Buying a BRRRR generally involves more time, energy, and risk.

If you want to recover all your up-front cash or want a substantially higher return, you're going to have to work for it, probably involving some rehab.

I know that banks want to see reported taxable income and I don’t want to cause any red flags or have IRS get involved.

6) use of a third-party such as title company or attorney for the exchange of funds for the deed. 7) determine if we would be the first lien on the house, back out if we are not.I am seeking advise if there is anything else I am missing or if any of the items I listed are not typical or standard?

I would think reaching out to party planners, wedding planners, photographers, and maybe schools, churches, synagogues and youth groups might be a good place to start. 

I'm hoping to regain momentum by getting more involved here on the forums and attending local meetups to see what other investors are doing around me. 

I think the risk is much lower imo since you have a secondary method to screen (S8 office) and guaranteed payments, but that part is certainly debatable.

We get over 1.7% in the US so wouldn't go there for anything bellow that. the PM part is a key factor for an out of area investor, so without that its a no go.

There is work involved to get it to a habitable condition.What price should I start with to offer the bank?

Hi Everyone!I've taken a jump and become a realtor in my journey to be a real estate investor. My wife an I currently live in between Mount Vernon and Bellingham. My wife makes a heck of a commute to downtown Seattle ...