Thanks @Steve Vaughan and @Wil Reichard,  So if I am not planning on doing the BRRRR method, because I don't want to deal with all the rehab that will be needed, how else would you go about it, given my situation?

And if it was it better be spent on something creditors can get, correct?

If you purchased multiple cash flowing properties and held them for long term your equity build up and net worth will far out perform a cash buyers.Last, your total cash payment could be used to purchase a larger or nicer property giving you a greater return (if purchased correctly).

@Upen Patel You made me curious when you say that a HML is a mortgage irrespective of whether it has been recorded are you saying in the sense that it’s a loan on a piece of property and therefore a mortgage or is there another method of legally recording a mortgage?

I have 4 people that work with me as a 1099 contractors, Accountant told me that i cant deduct taking them out to eat, is that correct? 

I have 4 people that work with me as a 1099 contractors, Accountant told me that i cant deduct taking them out to eat, is that correct? 

I went down the wholesaling rabbit hole and decided I wasn't a fan, explored creative financing compared to my personal risk tolerance and logged it away for future potential use, found the BRRRR method and read just about everything posted about it.

You are probably correct about the small market in Calhoun county.

I see a correcting and major crime heading towards Sacromento and greater Sacromento county very soon!

Curious to see if more experienced investors use other methods so will follow this post in hopes of learning from others as well!