The home was built in 2018 so the major items on the home A/C, roof, water heater all have more than enough life expectancy left. 11/month HOA, 4,000/month CDD.

Then you have expenses for when the property is vacant for when you do your remodeling, changing the floor plan, ow whatever you mean, adding a bedroom, bathroom and this is going to cost you major money and a major loss for rental income.

You need reserves to invest in RE... so if you don't have the down payment how will you take care of a major repair?

The same thing seems to be happening in other areas where folks are getting the green light for continued working from home, and flocking from major metro areas with high costs of living, to areas where they are able to buy (while interest rates remain low) for the same amount of (in some cases) cheaper than rent- again driving up purchase price point and your % all in changing.

very tough to do right now. there was a wholesaler over in Salida LA who posted about spending 10k on direct mail finding many leads  NONE would work for flippers and referring them off to an agent who then listed and sold them and of course the agent cannot legally pay a non licensed agent a referral fee other than a cup of coffee.. so there you have someone spending 10k thinking wholesaling was the bee's knees generating market leads which are the vast majority then giving all that away and not making a dime.. 

Before I conclude my post, here are a few things about me: I currently work as a Flight Attendant for a major airline I trade equities and derivatives on the stock market as a side job I am a commissioned Notary Public within the State of New York  I am currently working on obtaining my Real Estate License I love the networking aspect of real estate.

If you can get a 4 unit and a basement, that would be ideal and create major cash flow and equity creation, plus you can not worry about a property manager and boost your yield.Cap rates came all the way down to 3% (or below!)

Before I conclude my post, here are a few things about me: I currently work as a Flight Attendant for a major airlineI trade equities and derivatives on the stock market as a side jobI am a commissioned Notary Public within the State of New YorkI am currently working on obtaining my Real Estate LicenseI love the networking aspect of real estate.

Preparation is key in those games as it is in Real Estate.This phase in Real Estate is very long and can take a few years, but necessary for proper preparations.One major difficultly during this phase, was convincing my wife not to spend money on Amazon for random things, a mini boss to beat if you will.  

Construction cost is a major concern as you pointed out.