You miss out on the full public markets bidding process.

@Scott Ryan one way to reduce risk is require a double deposit and/ or a rent guaranty policy via LEAP or some other insurance program. 

They purchased using a program that finances 100% of your purchase/rehab on paper, and takes a 15% deposit as cash-collateral that they hold until you refinance.• $60k purchase• $35k rehab• $95k total rehab loan payoff• 15% deposit = $14,250 "down payment"• $126k ARV (confirmed via refinance appraisal, borrower expected this to be higher)• 80% rate/term refinance ($100,800 loan) @ 6.75% [700-719 FICO]• Applied $4k of deposit to payoff for an updated payoff amount of $91k• Cover closing costs with 80% r/t refi + $2k back to borrower at closing (still considered a r/t refi if under $2k) + remaining $10,250 deposit reimbursed after payoff = $12,250 total back to borrower• $4k of his deposit + closing costs for rehab loan = his "cash" in the deal• $1,250 market rents• Total PITI = $765.62• DSCR = 1.6327 I do not see the hold costs.  

There was an old program on TV by a long-passed guy named Carlton Sheets.

No pilot program - Should have started with one service or smaller scope before committing to full package5.

Is there public transportation, the bus.  

@Don KonipolAre you talking about private or public REIT's? 

So far, I'm reading Bigger Pockets publications and considering leveraging my house with a HELOC to get started. 

Louis – House Price Index (FHFA)Tracks quarterly home price changes in Virginia since 1975.View VA House Price Index [fred.stlouisfed.org]Weldon Cooper Center for Public Service (UVA)Offers economic forecasts, housing-related research, and demographic data.Visit Cooper Center [www.coopercenter.org]Virginia Property Tax and Assessment DataCounty-level property tax rates, home values, and income comparisons.View VA Property Tax Data [www.proper...tax101.org]GIS Property Maps by CountyInteractive maps showing parcel boundaries, zoning, and ownership.Explore VA GIS Maps [www.gismaps.org]For most new real estate investors, house hacking is the best way to start. 

The VA loan is one of my favorite loan programs because it offers incredibly competitive rates and no PMI with 100% financing.