@Rosa Watson I agree with your post on the points as they are very valid reasons why some people do not do as well in real estate investing, especially if they are out of state.1 & 3.

If the tenant isn't paying and there isn't a valid reason they aren't paying (i.e. you are refusing to fix heat in the winter etc) the landlord will help give them resources to pay and if they don't fix they are out.

Things you would not think you wouldn't have to tell people --No storage of flammable liquids or car/motorcycle parts (yes, if it's gas powered it doesn't go in your bedroom).

Yes, you can deduct related expenses including gas, loan interest, insurance, etc. using the actual vehicle expenses method to deduct auto expenses for your rental or other businesses. 

The deposits you would see on the bank statement are A LOT MORE than their income because they spend a LARGE portion of that on gas, maintenance, etc.That's why with 1099 income you need income tax returns to show the expenses. 

A quick google search can verify the validity of the company. 

Here’s something I did about 20 years ago on a deal I was trying to syndicate that was outside my area of expertise; I hired a CRE consultant to do a feasibility study and that gave the investors confidence to invest in my project  Hi Don,Thank you for taking the time to give such a thoughtful reply — I really appreciate the perspective, especially coming from someone with your level of experience.You raise very valid points about the cyclicality of markets like Pecos and the risks tied to energy-driven locations.

On their own, they tend to convert more slowly.What I’ve seen work is one of three paths:Partnering with a local operator where you meaningfully own underwriting, deal screening, and execution planningAttaching yourself to sponsors early as an acquisitions or analysis extension and growing into equity over timeStarting smaller than ideal to build a track record that validates your assumptions in the eyes of capitalThe scrappier routes aren’t a failure of skill.

William nailed it — the refi stage is where the math either validates or kills the whole BRRRR thesis, and right now it's killing more deals than most people want to admit.The biggest issue I'm seeing isn't just tighter underwriting, it's the gap between what investors model as their ARV going in versus what the appraiser actually gives them coming out.

CUP's are more associated with retail projects (i.e. gas stations, car washes, drive thru restaurants).