@Jay Hinrichs after reading these books, I learned they pretty much all say the same thing, maybe just some with a little more or less nuance or creative spin.Towards the end, it was tough for me to get through them.

The shortage of inventory is causing prices to rise, the shortage of lumber and other build materials is causing build costs to rise, and inflation has become a large downhill snow ball. 

Those "investors-wannabe's" who say that they will put in their labor for free but their subs and material costs have to be covered. 

Tough to tell without knowing taxes and general condition of the property, as well as if the rents could be raised or if they're topped out for the area.  

It would be good to study up on the free syndication materials out there just to start building your understanding before you move forward with doing a particular deal.

Apartments are tough to BRRRR. 

pretty tough it can happen as Don noted in rough neighborhoods or areas of low value real estate but this would be pretty tough on the west coast.this is why wholesalers 99% of the time are working off market. 

If your in a tough market a lot of people are virtual selling.

Tough market for investors to break into.

Labor, material rates and even code/permits are different in each state and even some cities.