This is precisely what I did when I got started. 

But more Precisely, this topic was specifically talking about "Wholesalers" and not so much about "Realtor Experiences"...

Unlike the smaller stuff, the rationale, and therefore the underwriting is much too fluid, and I haven't seen a spreadsheet yet that could be at once totally precise and totally stable.

Much of what applies to single family home investing applies to small multifamily just at a multiple.  5+ units is a whole different animal with it's own set of benefits and rules.Give us a little more about where you think you are headed and goals and maybe we can steer you in a more precise direction.

That’s precisely what I’ve done and noticed the 10% rule trend.

But what if you purchase with alternate financing (sub to, assumable (look at VA but requires OO), owner financing, etc) and only did buy, rehab, rent, and repeat (one less R - more precisely not a refi but maybe use 2nd or heloc)?

On the other hand, a 3 year investment with a 5 year term might be in trouble because the dip could very occur at right around that time.I specifically used a 13 year term loan because a syndicator that I really like has secured a loan for precisely that period.....13 year term loan at 3.87% for its upcoming QOZ fund.

I have done precisely what you say and made myself a better businessman through outsourcing and automation. 

Being precise on that number is less critical if you can weather storms should cap rates spike during your hold period.

But we're supposed to believe that we can predict, with precision, what they're going to do in almost a year.