Phase #1 - Recovery  - characterized by high vacancy rates and no new construction- rent, during this phase, is flat or declining- owners offer rent concessions to avoid their property occupancy rate from  decliningPhase #2 - Expansions- characterized by declining vacancy and the start of new construction- occupancy improves, concessions are not being offered, and rental rates being to growPhase #3 - Hyper Supply - characterized by new construction and vacancy rates beginning to rise - rental rates begin to grow at a slow rate- rent concession are being offerred due to the new construction in the area [in the hope of retaining current renters]Phase #4 - Recession - characterized by the completion of construction and a decline in occupancy rates - concessions are abundant to avoid high move-out rates Here are some foundational truths about optimizing your investments:#1 sow seeds of success in the down times - "The season of failure is the best time for sowing seeds of success."

The market supply has had a surplus meaning they are sitting longer and "stockpiling", nothing crazy but it is noticeable in the chart.

I'm specifically interested in "main street" properties with a downstairs retail space, upstairs apartment(s).If you know of anyone with this sort of experience, I'd REALLY appreciate the connection.

Quote from @Tanner Lewis: Hey Chelsea - I'm pretty active on the lending side in the Smokies since it's mainly rural STRs.

I specialize in identifying, negotiating, and investing in new construction homes.The main focus of my investment strategy is to negotiate the best possible deals on new homes in growing communities.

I have decided to step into the world of property, curious to see what people here think of contract wholesaling.My main questions are:- Is it difficult to find investors after negotiating a decent assignment deal? 

We only buy SFRs to rent them if we can build it into a 3-4 unit property, so the main house is just 1 out of 4 units to comp out.

They have no clue that they have credit cards for our main account but we can already start building up their credit. 

More demand than supply.

I know alot of people are charging 30-40 bucks a month around here and that covers the supplies to do the furnace and fridge filter but its still on the tenant to actually do the labor part.