Before this short discussion spins too much further out of control, I would like to point out that I'm not advertising to God and everybody in my target zip codes. 

Find the deals(by marketing) and you control what you can do with the deals.

With PPC, you can't do it well unless you pay someone and you're not in control of what you are doing.

Others will have real-world problems beyond their control like a death or loss of job.

You get great yields and better control over your money, and should you have to foreclose, you are safe as long as you gave yourself enough equity, etc.

Person doing the arbitrage has little control of property and that is why I recommend people don't do it.

We provide quality services at a fair price and use mostly in house labor for all of our work guaranteeing quality control and a quick response.We offer snow removal, snow plowing, shoveling, and salt/de icing for both residential and commercial applications. 

The latter will give you move control and make sure it is being done.

And definitely avoid LA rent control areas as then you will never be able to increase the rent to keep up with your costs and will have to set aside money to pay the tenants when they leave.Maybe buy 5 houses, and use the other $250k to pay the bills each month, because you will need it!

@Jeff Faulkner yes and no. of course it’s ideal to pull all of your invested money back out. of course that’s the ideal scenario but i don’t think it defines the strategy. to be honest i’ve done 2 brrrr’s this year and have done very well on them but i did not pull all my money back out. if you really get down to it, there was money that i spent above and beyond what the hard money lender reimbursed and also, i didn’t get back all of the interest at 9.99% that i was paying to the HML.i got a check for 19k at closing. i expected it to be more but am still happy. don’t forget to account for closing costs out of what you get back as that was a 10k hit for me both times. biggest issue for me with brrrr that is actually somewhat out of your control is the dang appraisals. all this talk about rehabbing a property and having the appraisal come in crazy high, yea i haven’t seen that happen.