Fix & flip is a great way to build momentum, and it sounds like you’re laying the right foundation by doing your homework first.

I’ll give you clean next steps and the trade-offs.I’m here to answer financing questions, share checklists, and post quick case studies that actually show the math.

:) And, since it's the second version, you'll get an even more complete answer:ou are correct about location dependency and so you need to do your homework first.

In North Carolina it works a little differently than in other states Instead of buying tax lien certificates counties move unpaid taxes into foreclosure and then auction the property at a sheriff’s sale Since you’re in Raleigh the best place to start is the Wake County Tax Office and Sheriff’s Office websites where you can see upcoming auctions Before you bid make sure you do your homework on the property title any liens and overall condition It might help to just attend a couple of auctions first to get a feel for the process then start small when you’re ready

Well looks like your math is mathing with the numbers you gave us. 

The 1% rule doesn't account for interest rates/downpayments, it purely looks at the property math.

They either commute or work out of their home. 

@Joel Clifft Congrats on running the numbers so clearly, Joel looks like you’ve done your homework.

With material costs, labor availability, and ARVs shifting in different markets, the math on flips can feel a little tighter than it used to.Do you stick to a specific formula (like 70% rule) or adjust depending on the neighborhood and exit strategy?

I just can't see the math working.