jskibla, thanks for the heads up about this board. very interesting, and good to find like minded folks. Real funny that you say you are living in your most recent flip...I am as well. Wife bought a property (which was to be a quick flip), and i didnt even see it until the day before closing, but it's a lucky thing she's got an eye for deals, cuz it was a good decision. We've moved in, and I'm gutting the place as a future rental.