Purchase price: $547,000 Cash invested: $25,000 Duplex buy and hold.

Purchase price: $165,000 Cash invested: $25,000 Sale price: $234,900 Partner Driven and Jamari Spruell completed a successful fix-and-flip on Mount Zion Blvd, Ellenwood, GA.

Purchase price: $88,300 Cash invested: $88,300 Sale price: $320,000 My very first duplex.

A lot of opportunities to buy aged C-class homes at 8, 9, 10 caps.Small investor expense ratios are 40%.Large operator expense ratios are 37/38 %.Large platforms/institution expense ratios are 33/34%Big benefit of blanket insurance policies is to drive costs down.A lot of BFR is looking for a bridge product for 2 years to hope rates get back down in the 5% range.Cannot use HPA on BFR communities you plan on selling based on cash flow.5-18% rental premium being achieved based on new construction communities compared to new construction scatter sites.For real time comps go to biggest operators BFR, small multifamily.More confidence about the cost of construction having stabilized.Some products which will not be good for retail buyers will also not be good for rentals.

It's amazing to hear how this community has played a role in your success. 

No positive cash flow would be accounted for in the debt to income ratio. 

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

Some lower income tenants tend to pay via cash or money orders and you could have them deposit it direct into your account and text you the receipt for you to input.

I've also been investing in the Indianapolis area, more for cash flow and tax benefits (may be able to get REPS status by logging my hours but that's another topic).

I could use this capital on a new investment that I could be more hands on with, and it nerves me to think about major renovations or fixes through a property manager that are bound to be needed on a house of this age.I'm just wondering if I'm overthinking it and silly to sell out on a cash-flowing property in a growing neighborhood at a 3% interest rate.Thanks for your thoughts and inputs.