In 2024 I added a half bathroom our of existing space in a high cost area (over $2k/ft). 

Quote from @Shaun Ortiz: One thing that keeps coming up is how some investors start with BRRRR but eventually shift to other asset classes—self-storage, mobile home parks, even commercial spaces.

Sounds like you’ve built some incredible experience in the investment space.

That tells me the bigger issue might not be just the yard, but overall curb appeal or pricing.More Cost-Effective FixesInstead of a full sprinkler system, here are some budget-friendly ways to improve the yard without draining your wallet:•Fresh Mulch & Gravel: Super cheap, easy to DIY, and instantly makes the space look intentional, even if the grass isn’t perfect.

A smaller building that used to be a small community bank that could easily be retail space/ cafe.I will qualify for conventional financing for this property, but with interest rates being what they are, I'm not sure that's the best option. 

IE they just work in the NPN space and try to work the notes and ending up owning probably happens maybe not the majority of the time but quite often..

Buyers in this space are more strategic, so having a solid buyer list early helps.

You have the advantage of knowing people in the space and being a trusted source for housing for people coming in. 

They have full time staff dedicated to seller/owner outreach and relationships...dialing all day every day.Seems like there would be lots of opportunity in SFR and apartment space in your market with interest rates nearly double caps rates.

Think about what would make your rentals more attractive than what’s already available—whether it’s high-end amenities, themed experiences, or a community-focused approach.If you’re open to chatting, I’d be happy to brainstorm ideas or connect you with people who have experience in this space, only know a few but happy to make any intros I can to help you out.