You might be amazed to learn this, but I think you are clearly one of those broken people, Nick.I also take pills and eat meat and therefore sanction what I believe to be the mass, cruel murder of animals for medical experimentation and food.I am closing on my next investment property on the 11th which was found for me by a real estate agent that I wouldn't trust as far as I can throw him. 

We thought all was gravy, but you all know how you should never count your eggs before they hatch, especially in this business.

I don't see anything you have included for rehab, and that will also eat into your profit. 

Since we purchased 3 properties this year I started to get overwhelmed as it was eating too much of my time, I started to streamline.

@Justin Fox that’s what I was thinking, getting a crap ton now on 40s interest fixed for 10years let inflation eat up the loan while rents rise that way I can qualify for more property’s with debt to income now and pay them later

Just don't put all your eggs in one basket as short sales are speculative and may not be approved at the price you want.

Because there is no specific time limit on what constitutes a 'long-term investment' for the IRS, they use 'intent' as one of the ways to suss out whether you really did buy to hold and end up selling faster than anticipated (something that does happen, but not regularly) or are just trying to have your cake and eat it too by using the 1031 on a flip. 

If you’re looking to employ the BRRRR strategy, I would definitely recommend targeting single family homes over townhomes.The BRRRR strategy necessitates adding quite a bit of value in this market, which is much harder to do with a townhome due to your renovations being more or less limited to primarily cosmetic interior improvements.The HOA fees that come with townhome ownership eat directly in to your returns as well,  which will hurt you when you reach the last “R” of the acronym - repeat. 

Your nest egg is great, credit score is great, self-employment is not so good.  

Protecting your nest egg seems to be more of an uphill battle than even acquiring those funds in the first place.Temptations with shiny objects always seem to get me in trouble at least.