Even with all that growth, it’s still affordable compared to a lot of metros, with plenty of B-class neighborhoods where you can pick up properties in the $120–180K range, hit the 1% rule, and force equity through renovations.

Even with all that growth, you can still find houses in the $120K–180K range that meet the 1% rule and cash flow from day one, which is getting really hard to find in most larger metros.

Treasury yields are markedly lower, led by the 10-year note, which is trading at 4.06%, down from its summer range of 4.20% to 4.50%.

From my experience, start with the mid-range flips, $180–200k buys with light updates sell fast and let you build a solid contractor team.

You’ll get a wide range of perspectives here.If you’re still hunting for your first opportunity, you might want to explore markets where the entry price is lower, but cash flow is stronger - often in the Midwest and Southeast.

And frankly, you operate in a different market and in a price range that is hard to work in with a 3% commission structure, so I don't view wholesalers as competition.

I currently manage a multi-million dollar Amazon business, where I oversee the purchasing of millions in inventory and analyze tens of thousands of products across a wide range of data points.

This is an average of our ARV range of $150k to $250k. 

I work with several investors there and can connect you with a few lenders who understand deals in that price range and can move quickly.

Prices are still affordable in the $120–180K range, you can find deals that hit the 1% rule and cash flow, and the macro factors are strong with population and job growth plus huge employers moving in like Intel, Amazon, Google, Honda, and Facebook.