The keys to a good finish is the right surface preparation ( diamond grinding with a finish at 120 grit to 150 ), the right stain ( typically water based that looks consistant with color and finish), and the right sealer.

I have always loved real estate and I purchased my first property in February and flipping it now (my contractor is not consistent :-/) but I'm learning.

After taxes, insurance, upkeep and vacancy, I'd be able to have a positive cash-flow of ~70 per month for a CAP rate of 14.5 and an ROI of 25%.These houses have been updated consistent with the standards of the neighborhood, but one of them will likely need a roof in a few years.

I don't say that to steer you away from it but just to make you aware that it's not just some passive thing you can do if you want "consistant" results.

Okay, in The Red Pill Investor System, and Podcast, I teach a very organized way to approach this delicate situation.One of those methods used to describe why they should take your offer is called "The Pawnshop Presentation!"

However, since I have become educated on rentals and became a consistent biggerpocket reader I find myself every vacant second of the day looking for my next buy and hold or at home on YouTube listening to Real Estate secrets etc.

For the other one you mentioned I also get emails periodically but not as consistently.

If I can find consistent small multifamily deals is there enough of a market for them to be sold quickly?

An option is also a well defined unilateral contract and terms used need to be consistent with options.Hybird options are not advisable, you may have a non-refundable option price until your contract is determined to be a purchase contract and not a true option, thereby reclassifying your option price to a down payment which can then be refundable.

Consistent rent 10 days late from a good tenant who cares about the property is better than rolling the dice on a new tenant...If you approach them politely and respectfully, you may be able to avoid the choice between 1 and 2 altogether.