whats the best way to invest in a fix -n - flip property?

You need to first do some serious market research and see if the house(s) in the area where your looking to flip are actually selling. One you determined the market is "hot" , then you need to look at the costs associated with the renovations, and how much you actually need to renovate before you can sell..Example: You buy a property for $120K, put in $40K worth of renovations, you need to first make sure the market is going to sell a $200K home, if not then only put in $20K renovations, focus on the most obvious (outside appearance) and basic inside and sell the house for $170. At the end of the day you have to have buyers to make it worthwhile, for example I wouldn't buy a house in Michigan because no one is actively buying there.. so that's the most important factor.