We're narrowing our focus to OKC, perhaps a 4Plex and a couple duplexes. 

Buying a cheap foreclosure is an area with poor appreciation and a poor tenant pool is not something that any new investor should emulate.

For a quick flip in the 757 without touching your current loan, line up speed capital and a clean exit before you offer: build a small bench of hard money and private lenders, compare total cost of capital and minimum down, and target light, cosmetic value-add with multiple exit options.

The goal is to attract the interest, a stampede when the property becomes available and a bidding war as a result.Your pictures can show the property with all of its glory and be taken such that the problematic windows are not shown.

I’ve also found success in texting photos of the property and a current price list directly to prospects.

Too often clients go to the lowest rate or lowest fee, and a 4% rate on paper is only as good as the LO's ability to actually close the loan. 

My advertising of a quiet country location got a lot of people with a fleet of vehicles and a kennel of animals.    2 animals, 2 vehicles, no roosters....

An easier way to remember.You know, this whole topic suffers from way too many syllables and a logic that always has to be relearned.

It's podcasts all day at work, reading or on BP on my lunch hour, and a few you tube videos before bed.  

Pair that with staggered capital: a primary hard/private bridge on each project with 12–18 month, interest-only terms, plus a written 60–90 day extension clause and a backup takeout (DSCR or conventional) ready once rehab is 100 percent, photos done, and rents or ARV supported.