Forcing a deal because inventory feels tight usually creates more stress than patience does.

That's less costly in time and stress than going it alone as a novice.

It feels like proof.Real experience.Documented track records.Scar tissue.Clear explanations of what went wrong, not just what went right.In real estate, the conversation is shifting from how well something is marketed to how well it has performed across time, stress, and change.

Getting this right on the front end can save you significant time, stress and expense down the road.Thank you so much for your response!

You’re asking the right questions and setting realistic targets, which already puts you ahead of most people looking out of state.With ~$90k allocated to down payment, closing, and reserves, the bigger variable usually isn’t where — it’s how conservatively the deal is underwritten and whether the debt structure leaves margin after a stress test.In practice, I’ve seen investors hit your $200–$400/door goal more consistently by prioritizing:• boring demand drivers (jobs, population stability),• simple assets that underwrite cleanly, and• financing that doesn’t rely on rent growth assumptions to work.Curious whether you’re leaning more toward small multifamily or SFRs 

Check-in and check-out times are a good idea and less stressful for you. 

I noticed there have been some significant decreases in asking price up and down Western NC. 

If you’re open to out-of-state options, Midwest markets often let you buy undervalued duplexes or small multis that cash flow immediately, making BRRRR deals smoother and less stressful.

It's high-stress and has many, many moving parts that must go perfectly right (contractors, lenders, appraisers).A more traditional "Small and Mighty" first step (and one Chad Carson often highlights) is a traditional Buy & Hold, or for you, House Hacking is a great start.My main advice: This path with the hard money lender can work, but it's a "swing for the fences" first deal.I hope your meeting went well!

IRS audits and penalties: Studies that are poorly conducted may be full of unsubstantiated assumptions and errors that can lead to expensive audits and large financial penalties from the IRS.Long-term issues: Dealing with IRS audits and having to correct inaccurate studies can be a drawn-out, stressful and expensive process.