But I got into the business to become a real estate investor, we help other investors here in Toledo, scale their portfolio, and be boots on the ground.

I’ve actually seen out-of-state BRRRRs work well over the last couple years, but only for investors who treat it like a business, not a side project.The key has been building a local operations system (property manager, contractor, and boots-on-the-ground contact) before ever closing.

In general, you’ll see lower price points compared to a lot of other metros—many flippers are picking up properties anywhere from $80K–160K and putting in $30K–60K in rehab, then reselling in the $180K–300K range depending on the area.

Out-of-state investing can really open up stronger cash-flow markets compared to high-priced local ones.When you’re narrowing down between markets like KC or Akron/Canton, I’d recommend looking at:Rent-to-price ratios (at least 1%+ after rehab)Landlord/tenant laws (some states are much friendlier)Local Section 8 payment standards (a hidden edge a lot of BRRRR investors overlook)Having investor-friendly property managers and contractors lined up early is key, since they’ll be your eyes and ears on the ground.

Bought at auction 75 acres of farm ground with only 50 acres farmable.

But Stuart is telling you the stuff the gurus, BRRR pundits, lenders etc are not teaching - the reality on the ground.

Bought at auction 75 acres of farm ground with only 50 acres farmable.

What’s worked well for a lot of investors I know is partnering with a local agent or boots-on-the-ground team in a solid Midwest market, where you can still find good cash flow and reliable tenant demand.

Our team includes a general contractor, subcontractors, and engineers which allows us to manage projects efficiently from concept through completion.Our strategy is to develop and own flex space warehouse properties for at least one year, achieve 100% utilization, and then sell at stabilization to realize equity gains and reinvest in new warehousing/commercial developments depending on market needs.We’re interested in connecting with individuals or firms who have completed ground-up flex space projects in Texas.How did you structure your capital stack or financing?

I've been researching and hitting the ground running trying to find the best source for finding other investors who will buy turnkey, not distressed projects.