[jbrent33]

While it is not the sexiest of endeavors, I consistently make the most on houses I flip in low income areas. I have a buddy in the subprime mortgage business. I buy a ghetto place from a bank auction and do cosmetic (think paint,cheap tile, scratch and dent appliances etc.) rehab. We set up an open house, put a no money down sign in the yard, and my buddy sets up a card table and takes mortgage apps on the spot.

I can usually turn a house over very quickly (2-4 weeks) with a minimum of effort. My construction background comes from high end houses and I have flipped in 300-500K range (upper middle class in my part of the country), but in the long run I would much rather make 15-20K in a month with a few headaches than 60K in 3-4 months working my ass off.

The bigger the project the bigger the problems.

Also I get a warm and fuzzy feeling inside when I do my part for urban renewal.