An agent with connections in the local market will have great referrals (contractors, lenders, title company, etc.) and access to more deals (from other agents, wholesalers,etc.)Agreed with @Bo Smith, an agent who knows their numbers and knows their numbers is a huge time saver and an invaluable asset to an investor.One way to be the go-to agent in your market would be to stay active on these forums.

I feel like this is more and more common today with people that are just getting into real estate investing, buying at top dollar, and in general underestimate the construction costs in the scope of work. 

Don't let your feelings or other people's opinions guide what you buy.

I am also open to house hacking a small multifamily property or doing a live in flip if it fits my family situation.

I like properties close to my house in a tough market to cash flow.

This is a great way to frame it, and I agree with a lot of this.

We have purchased several foreclosures in the past, but this is the first where the original owner is still living there, so this will be a new experience.My understanding in NC is that we have to give 30 day written notice to vacate, then file for formal eviction? 

Really appreciate it excited to dive in and learn from experienced investors like you.

This strategy is what we call a diversification exchange, where you sell an investment property and reinvest in multiple investment properties in a 1031 exchange.

Right now my plan looks something like:- Live in the property for the VA-required period- Refinance into a conventional loan afterward to restore entitlement- Use VA again for the next purchase- Slowly build a small portfolio while staying fully compliant with VA rules I know a lot of investors have used this VA → conventional → VA cycle to scale, and I’m hoping to hear:- How did this strategy work for you?