By far the two primary value adds are rehab (which due to competition has gotten leaner) and ADU additions (which in my market is typically a poor investment due to cost versus the value added as well as other challenges with ADUs).  

Any market a niche amenities and guest experience offering will set you apart from the competition. 

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However, during Q3, as competition dips, investors could find properties selling below asking price, creating great value opportunities.

To do a clean BRRRR in today's interest rate and highly competitive environment is very difficult.

Moreover, if rates start trickling down, many buyers will begin entering the market again, increasing competition. 

Less competition normally means higher prices.

How flexible is your lender when it comes to LTV, and have you ever considered how private money lenders can offer more competitive terms?

It's a very competitive market here and you don't see the cash flow of Janesville.

Also, what is demand and competition like in these areas?