Build your rehab budget before you submit the offer.Walk the property on FaceTime, get a scope, and get line-item pricing.New investors lose the most money on underestimated rehabs, not bad ARVs.4.

For the average homeowner who seeks this due to a lack of funds it is likely a bad idea because they often make emotional purchases and attempt to sell, move on a whim without understanding that appreciation is usually a long game. 

So it's less like a curse and more like market forces in action, at least until people wise up (holding my breath starting now).And no it's not just Indy, you could replace Indy with a dozen other cities and it would be basically the same thing.

What I will not do is pay a bad tenant to leave so that another landlord gets stuck with having to deal with a bad tenant that I have rewarded for their poor behavior.

It was so bad we almost lost our property because the sellers wanted to back out.

Also this market product will withstand a bad economy more than $350k properties.  

Credit scores and collections aren’t uncommon with Section 8 tenants, but that doesn’t automatically mean they’ll be bad renters—what matters most is whether they’ve been responsible with previous housing and if the program has had issues with them in the past.

I get to meet with them in person during a showing and can screen out the obvious bad apples that way. 

But every strategy has risk: tenants can stop paying, properties can get damaged, flips can blow up from hidden issues or bad contractors, and syndications can underperform.The best thing you can do right now is learn how operators actually make money, ask them about their worst deals, and get comfortable running your own stress tests so you’re not relying only on the pitch deck.

Getting into a property with no reserves or access to money will likely lead to bad things.