Push the Insurance CompanyWhy: Insurers often delay claims, but consistent pressure can prompt action.How:Call daily and request to speak with a supervisor or claims manager.

Netting 30k/month isn't a small feat - especially without putting in consistent work.

You cannot just raise rents 50% Not sure what your cash reserves are or if you are planning to 1031 or something along those lines but I would rather see you keep cash in your pocket and apply it to a rehab that involves addition or updating kitchen/bath so you can see sizable jump in ARV and rent increases.   

You talk about consistent performance but you are going off of the word of inexperienced investors who don't have a clue about what they are doing.  

I'm curious why your bank rate recently increased?

And while nothing is foolproof the most consistent method of finding good vendors is relying on OTHER real estate investors that have worked with those vendors.

This limited inventory will likely continue to drive up prices.Sales - Median $/SF by MonthThe $/SF had a robust increase MoM.

Their taxes have increased dramatically over the past 4 years, 150-200% increase across the board.

Example, if you buy a home at $300K at 6.50% with 10% down your payment is $1706.58.If you wait for a lower rate 5.99% but the home increases to $325K at 5.99% its now $1,751.81.

I've seen properties on a lake or near a park or popular trail that will consistently get higher rent.