Keep rehabs light at first to lower risk and test out your contractor and PM before scaling.To build credibility, put together a simple one-page deal story that covers your buy box, numbers, exit plan, and risks with mitigations.

That means funding can happen much faster, and deals that might not fit traditional lending boxes can still get done.

Even with tighter spreads, I’m seeing investors find momentum by focusing on flips that check these boxes:- Strong ARV supported by comps- Cosmetic rehabs (paint, floors, landscaping) that add quick value- Areas with high buyer demand but low updated inventoryFor those flipping in today’s market:- How are you keeping projects profitable as costs shift?

In PA, a lot of investors I know are looking for solid rental numbers first (cash flow after expenses), then factoring in things like rehab scope, neighborhood demand, and exit strategies (flip vs. hold).If you start talking with local investors and simply ask them, “What’s your buy box?”

Tighten your buy box where rent-to-price actually works—if upstate SC is tight, widen your radius or look out of state.

Yes, the hours you spent setting up the property before it was officially rented can count toward material participation.

If you can go out of the box as your location gets shout out from the internet or local news, yes, go for it. 

For a NJ house hack, set a tight buy box near your train line or bus route, run actual rents from listings and PMs, and stress test with higher taxes, insurance, and utilities.

With those boxes checked, a non-SF TIC can still pencil; without them you’re swimming upstream.

Don’t overvalue your finishes.Buyers pay for overall look and feel, not every dollar you spent.