@Jeremy Beland Thanks for the reality check - this is refreshing to read.One challenge I didn't expect: how much time gets eaten up by FINDING the next deal vs. actually working the deals you have.I spent months driving for dollars, pulling tax lists, skip tracing, cleaning data - only to realize I was spending 15-20 hours/week on acquisition when I should've been focusing on the deals already in motion.The lesson: systemize your deal flow EARLY.

Nothing wrong with that — it’s just a different operating reality, and one you need to underwrite honestly.At the end of the day, reserves + realistic vacancy assumptions protect you regardless of the asset class.

Everyone talks about scaling.
Almost no one talks about how important the first property really is.
In my experience, the first deal sets the tone for everything that follows — financially, emotionally, and strategi...

Reality starts to hit. 

Running through some numbers this week for clients and I noticed something interesting across the Triad (Greensboro/Winston/High Point):
Cash-flowing SFR under $180k is getting harder to find unless you're willing to...

I understand you're not asking for funds on your post, but that's your next step.Here's some more reality - there are no "quick tips" any of us can give you that are going to make this easy for you. 

That’s a great way to frame it.I see a lot of investors treat REPS like a “starter strategy,” when in reality it’s more of a structural lever.

Turnkeys USED to be fairly easy for flipping companies to offer at a price that cashflowed for investors.That was when prices were still recovering from the Great Real Estate Crash of 2008-2010.Now, prices in most areas of the country have set new record highs - and prices have increased faster than rents, making it much harder for a Turnkey Flipper to sell at a price an investor can cashflow.The only way it happens now is with Class C properties or new construction with builder-paid Temporary Mortgage Rate Buydowns.Most newbie investors are clueless about the realities of Class C Properties/Tenants, where the promoted returns are rarely actually met:(Several investors that bought new construction turnkey 3+ years ago have had their mortgage rates adjust upward, significantly increasing their payment, but rental rates have NOT kept pace - leading to negative cashflow:(So, PROCEED WITH CAUTION!

Especially with sellers now starting to come into reality and often giving incentives that can be used for closing costs/buying down a buyers interest rate.

My advice is to focus on higher margin opportunities and more importantly ones that can better absorb the realities of operating entirely through third party vendors.