All Forum Posts by: Andres Montbrun

Adam, you’ve got a solid point. I'm also noticing that buyers are starting to push back on these inflated prices, and it's reshaping how negotiations are handled. I'm curious—beyond the obvious wage challenge, do you think we'll see a gradual soft landing in markets with solid fundamentals, or could there be a sharper correction in segments that are more speculative? It seems like investors might need to pivot strategies quickly if affordability remains a major hurdle. What's your take on how developers and investors can best navigate this environment?

In my experience, choosing the right out-of-state market really comes down to solid due diligence. I start by aligning macro-level data—job growth, population trends, and rent-to-price ratios—with local insights from trusted contacts. Tools like Rentometer, census data, and local market reports are invaluable for verifying the numbers. It’s also critical to check out landlord-friendly laws and economic diversity; these factors can make or break your cash flow potential.

It's wild how much inventory has spiked in Florida—definitely shifts the power toward buyers. I mean, a 7% mortgage rate might sound steep compared to the lows we just saw, but if you really dig into history, rates were north of 18% back in the early '80s. So while today's environment feels tough, it's actually not as crazy as it might seem in a broader context.

That said, the sheer volume of homes on the market is really pushing sellers to negotiate hard, which could mean some great deals for those who know how to play it. Personally, I think this is a golden moment for buyers to re-evaluate what they're willing to pay, while sellers might need to adjust their expectations.

I'm curious—how are you all factoring this historical perspective into your current strategies?

In my experience, whether you go through wholesalers or stick with MLS/realtor-sourced deals really comes down to your comfort with the numbers and timeline. Wholesalers can sometimes offer a sharper discount, but those deals often carry extra fees and tighter inspection windows that can add stress—especially if you're planning a renovation to rent out.

When I'm evaluating a deal for a rental flip, I focus on the long-term cash flow and overall value-add potential, regardless of where the deal comes from. It might be worth comparing both channels to see which gives you the most favorable margins without the extra hassle.

Curious—what's been your biggest challenge in sourcing the right deal?

If I had to start over with $10K, I’d keep things lean and look for leverage—literally and figuratively. I’d explore distressed land deals or vacant lots in overlooked markets (especially where there's recent permit activity or infrastructure plans). Sometimes you can pick up clean parcels for a few thousand and flip them to builders or end-users with creative terms.

Even leasing small commercial or residential land with an option to buy later can be a great entry. You don’t always need ownership to control and profit from a piece of real estate.

Not in a rush to scale—I'd focus on learning how to control assets first, then own them.

Hey Samuel, this is a great thread—thanks for sparking the discussion. From my experience, the choice really hinges on your long-term goals. Single-family homes often offer more flexibility for upgrades or adding an ADU, which can boost rental income and overall value. Townhomes, on the other hand, tend to be lower maintenance and have the perks of an HOA, though that can also mean some restrictions and shared expenses.

I'm curious—how are you weighing lifestyle versus investment potential in your decision? Looking forward to hearing your take! to know how you weigh. I'm looking forward to hearing your take!

Great insights, Luis. I’m seeing that increased inventory is definitely shifting the balance toward buyers—especially in markets like South Florida that are holding up well. But with mortgage rates still around 7%, affordability remains a hurdle, and it seems like regions like Tampa Bay are really feeling the pressure. I’ve been focusing more on off-market opportunities to get ahead of the competition and secure better deals. Curious—how are others adjusting their strategies given these mixed signals?

I’ve refined my approach by building a network of local insiders and using early-stage data feeds that tap into preliminary county info before it hits mainstream records. It’s less about relying on one indicator and more about triangulating subtle signals from different sources—both tech and on-the-ground intel—to identify the right opportunities early. Curious, what’s been your secret sauce for sussing out these leads?

I’ve seen a few Cape Coral builds stall out when the builder overextended or lacked a solid local crew. Were investors paying in stages or front-loading payments? Tough to stay on top of every detail without someone local. I'm curious if anyone’s found a straightforward fix—maybe hiring a new GC under fresh terms—or is everyone just walking away at this point?

Here’s a snapshot of a single-family home I’m evaluating as a potential flip project in South Florida. (Address withheld for privacy.)

Purchase Price: $389,900
Structure: 2 bedrooms, 2 bathrooms, 1 carport
Year Built: Mid-1950s
Approx. Living Area: ~1,590 sq. ft.
Lot Size: ~7,500 sq. ft.
Pool: In-ground with a newer pump

Current Layout & Possible Expansion

Has a large laundry area that may be converted into a 3rd bedroom or used to expand the kitchen.
Conversion would likely push renovation costs higher—could also boost resale value if it’s done right.

Neighborhood & Market

Nearby properties of similar age/size have closed between $560K–$600K, depending on renovation quality.
Pools tend to attract buyers but also raise maintenance and insurance costs.
Rental demand is relatively strong; a 2/2 with a pool in the area might fetch around $2,000–$2,200/month.

Potential Concerns

Budget Overruns: Structural changes (e.g., adding a bedroom or expanding the kitchen) can escalate costs quickly.
Holding Costs: With interest rates and market fluctuation, any delays in renovation or sale can impact profits.
Local Regulations: Adding bedrooms or reconfiguring plumbing might require permits—check compliance to avoid complications.

Questions for Discussion

Expand vs. Cosmetic Only: Is it worth the extra cost and time to add a third bedroom or enlarge the kitchen, or should you stick with lighter cosmetic updates?

ARV Projections: In a shifting market, would a well-renovated 3/2 command a significant premium over a 2/2 with a nicer layout?

Exit Strategy: Would you keep this as a long-term rental if the flip market cools, or is the plan all-in on a sale?

I’d love your input on maximizing returns while balancing budget and timeline. How would you handle this flip?