There is too much competition with large scale construction projects who are offering crazy incentives.

Visibility drives clickability, and not using the full length of the ad to add keywords and business-related details is a missed opportunity when you’re fighting for every click in Google Ads.Conclusion:If you know you want to get off-market seller leads from Google, and already committed the budget for it, make sure your ads are optimal and that your keyword selection will not cause you to appear on ones that will waste you time and money.The Google Ads landscape is fiercely competitive in today’s market, demanding an investment of several thousand dollars per month to gain meaningful traction.

On the other hand, an SFR might offer more stability with less intensive management.If cash flow is your primary goal and Phoenix isn’t making the cut, you might want to explore cash flow-heavy markets in the Midwest or the South.

@Jorge Vazquez It is really good if you want to scale up quickly as you do pay a heavy price when you buy back the equity but it is good to pay back within 3 yearsThis explains betterhttps://www.cnbc.com/select/what-is-home-equity-sharing/#:~:text=Home%20equity%20sharing%20allows%20homeowners,when%20you%20sell%20the%20house.

If talking to more builders does not work out to join you on transaction #1+ and you have enough capital and heavy rehab experience along with a GC / builder doing the project many lenders out there will offer you a lower leverage loan for your first project on your own.  60% finished value and 75% LTC is probably achievable without a builder in your company for the loan. 

Apartments in Connecticut have a 95.6% occupancy rate and stay on the market for just 37 days—making it one of the most competitive rental markets around!

. -- Not sure what this means Sam, I'm too much of a newb.My concern is that just because there are heavy fees, doesn't mean its not a great investment. 

I would say light rehab $30-$40/sqft - Moderate rehab $40-$60/sqft - Heavy rehab - $60-$100/sqft depending on what is needed

Google Ads can be your best friend, but if you’re not doing it right, the hungry competition can quickly take you out—and all for issues that could have easily been avoided.So, how do you identify a good keyword from the start?

Maybe with a 10 unit multi but still, very heavy lift.