Pickings are slim around here for good ones, and what makes a good PM for one LL isn't the same criteria as for another. 

If local options are slim, it’s definitely worth exploring out-of-state or out-of-area investing.

There are many investors that are sophisticated who don't need agents but that's a slim amount

With taxes, insurance, and reserves, cash flow will likely be slim or negative.Why Investors Still Buy in CaliforniaLong-term appreciation has historically been strong, especially in good school districts.Owner-occupying one unit can make sense if there is also a lifestyle benefit.Risks to ConsiderCalifornia is more tenant-friendly, so check local rent control and eviction laws.The 7-year ARM means you will need to refinance or reset later, which carries interest rate risk.Cash flow may be weak or negative if you have vacancy or major repairs.Moving capital into a high-cost, low-yield market shifts your portfolio balance away from cash flow.Active vs.

Our STR market is Hudson Valley NY, which does have properties for 300k, but pickings are slim for a turnkey at that price, especially if we take into considerations furnishing and marketing costs etc. 

We continue to buy distressed SF opportunities, but the numbers are slim compared to 2018-2022. 

Profit as a flip could be slim.

If you don't do that in time or are way down on the list, the likelihood of receiving any capital back is slim to none...Here are the key takeaways here that appear to be the most concerning. 

Yes, Mortgage Brokers charge for their product & services but we end up saving borrowers thousands and countless hours of headaches.I've worked for direct lenders & I can tell you one thing, they ARE NOT cheap.Some Direct lenders go & bake in as much as 4 pts per file.While working with a broker you can expect a 1-2.5% fee but that is on top of extremely slim margin mortgage pricing which is not available to a direct consumer/investor.

slim picking/ nothing available and numbers worked How did you find this deal and how did you negotiate it?