And I would be beating the seller over the head with that $140k appraisal.

All great points and they get you thinking about where this market is headed.

Metro Phoenix is no longer heading collectively toward a buyer’s market…we have arrived.What is the Cromford® Market Index (CMI) and what does it indicate?

After collapse I was head-hunted by an investment group who had flopped on their flips, which lead to being head-hunted by a big MFH group and where I mastered the 28 day flip on mass volume scale, best year was just over 4K units.

We are headed for uncertain economic times and having one business doing well will be a lot easier to manage than two ok business if times get harder.

raising kids is a 25k a year per  if not more fixed over head :)  if your going to pay for their college like I did. and even worse now that was back when good college was 12 to 15k a year all in.

Just keep your head on a swivel.

I'm working on trying to get my head around Facebook ads but I haven't got it set up properly and it is going out to a rather broad market.

It was not headed to foreclosure but wasn't suited to their current situation.

#3 - Since we are headed for or currently are in an economic/housing downturn would you recommend doing more of a rehab to sell or rehab to rent type of investment?