Or more specifically, not accounting for ALL the costs, like expecting vacancy 1 month per year, or the buffer you should be including so that WHEN the roof needs to be replaced, etc. 

Doing this to every number I saw, sometimes by $50 or $100, helped me feel more confident that I was creating a good buffer for myself.

I'll be an owner occupant too, so it should be possible to catch things as soon as they come up, but it's probably a good thing I have a buffer for whatever other mistakes I am bound to make as a new real estate investor.

And I would venture to guess in pretty much all markets we won't see a 30% drop.Low interest rates also help buffer a potential drop as more investors/home buyers will want to take advantage of the insanely low interest rate keeping inventory low.Now... could flippers or new builds potentially be in trouble?

Say, flat fee for a quality job, that is done on budget within 10 weeks (if he says 8, give a little buffer). 

the listing agent makes sure the price is as high as it can be with justifying comps, makes sure the listing is accurate....with plenty of photos that inspire a desire to view in person...and is a buffer between negotiating parties and a sales contract proofreader (and ideally a negotiation advisor, but incentives do not allign in this well.)  

I want a buffer. 

Factor in a buffer for unexpected expenses, especially being remote.Risk Assessment: Understand the risks involved, including market fluctuations, unexpected renovation challenges, and the difficulty in managing a project remotely.Start Small: Consider starting with a smaller project to test the waters and understand the dynamics of long-distance flipping.Exit Strategies: Always have multiple exit strategies in case the flip doesn't go as planned.

Netted $50k but would have netted $150k if not for the crash, so I hope you understand my chariness.I prefer something that I feel is a great inflation buffer and has a strong rental income potential.

The Seattle market has consistently gone up 3% annually over the last 20 years - so although no superb cash flow...does offer kind of a buffer if the less drastic NC market with my cash flowing rentals (future potential rentals that is) dove down.