Hello all, I have a SFR that i have about 50k equity in, I have a 15year note, payments are 995 and it rents for 1250 a month, Im thinking about selling next summer, my question is should I sell this property and invest the funds into a 4 plex or multi-family units or should i jump into the buy and flip game?  

In the days of linkedin, instant credit check, quick employment and salary verification (even IRS transcripts is going online), I think I have to start accepting VERIFIED tenants on the spot so as to not leave premium money on the table.

Should I contribute some capital to have "skin in the game"?

Thing to consider our...FHA fee is 1.85 %VA subsequent is 3.3% That is alot on 460k purchaseWhat I have to bring to the table is similar since VA is jumbo loan I will still need bring about 10k to the table since I need to guarantee the amount over 417k and with FHA I will need bring about 15k for down paymentsIf I use VA I have to refinance and see loss of $900 rental income.

I think that you have a pretty good game plan in order.

That's a reasonable time table.  

The sellers are selling their homes for full market value (no realtor commisions), and enjoying fair market rents from a lease option buyer who's been talking to a mortgage broker from day 1 (and has a little bit of nonrefundable skin in the game).

My background is construction so that's what I bring to the table.

So play the numbers game and keep going until you find someone that needs your help to get rid of their property.  

Your niche will evolve but the most important step is to identify what unique things you bring to the table, and then take action!